{"id": "m-cc4c39a56f", "slug": "west-des-moines-valley-west-mall", "type": "mall", "name": "Valley West Mall", "aka": null, "city": "West Des Moines", "county": "Polk County", "state": "IA", "country": "US", "census_division": 4, "lat": 41.59746, "lon": -93.7495, "geocode_method": "override", "address": null, "metro": null, "original_use": "mall", "year_opened": null, "year_closed": null, "acres": 58.0, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Record created from a 2024+ transaction, listing or loan report; no retrofit recorded.", "strategy": [], "new_use": null, "share_retrofit": null, "status": "operating", "year_retrofit": null, "developer": null, "architect": null, "after_notes": null, "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "wikidata_qid": null, "wikipedia": null, "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "19153", "opp_score": 25.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "58 acres", "county grew 4.9% 2018–23", "distressed loan or foreclosure"], "for_sale": 0, "distressed": 1, "url": "https://retrofitatlas.org/malls/ia/west-des-moines-valley-west-mall/", "events": [], "sources": [{"id": 6905, "site_id": "m-cc4c39a56f", "url": "https://www.axios.com/local/des-moines/2026/09/29/valley-west-mall-sale-threshold", "title": "Valley West Mall is finally sold", "publisher": null, "date": "2026-09-29", "quote": "Threshold Capital, a real estate company based in West Des Moines, completed the $11 million purchase on Monday, CEO Brian Martin tells Axios.", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 384, "site_id": "m-cc4c39a56f", "kind": "sale", "date": "2026-09", "year": 2026, "acres": 58.0, "sqft": null, "buyer": "Threshold Capital", "seller": "Watson Centers Inc. (receivership)", "broker": null, "lender": "U.S. Bank", "loan_maturity": null, "loan_status": "foreclosed", "listing_url": null, "status": null, "notes": "Planned use: Mixed-use: retail, entertainment, residential; $300-350M. ", "source_url": "https://www.axios.com/local/des-moines/2026/09/29/valley-west-mall-sale-threshold", "source_title": "Valley West Mall is finally sold", "source_date": "2026-09-29", "quote": "Threshold Capital, a real estate company based in West Des Moines, completed the $11 million purchase on Monday, CEO Brian Martin tells Axios.", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Valley West Mall opened as a traditional enclosed mall and has remained operating. In September 2026, the property was foreclosed and sold to Threshold Capital, which plans a $300‑350 million mixed‑use redevelopment including retail, entertainment, and residential components.", "why": "The record shows a distressed loan and foreclosure as the primary cause of the sale; no explicit anchor‑tenant loss, competition, or other debt issues are mentioned.", "where_it_stands": "The mall is currently operating and controlled by Threshold Capital following the 2026 foreclosure sale.", "for_a_planner": ["Precedent: foreclosure‑driven sale to a developer with housing‑focused mixed‑use plans mirrors other suburban mall conversions.", "Policy tools observed: receivership process, foreclosure proceedings, and municipal approval of a large‑scale mixed‑use project.", "Open questions: timing of entitlements, financing structure for the $300‑350 M plan, and community impact on traffic, schools, and open space."], "for_a_developer": ["Site size: 58 acres.", "Control: Threshold Capital holds the property after the 2026 sale.", "Entitlement stage: Planned mixed‑use (retail, entertainment, residential) noted in deal notes; formal approvals not detailed in record.", "Constraints: No flood, transit, or environmental data provided in the record; thus unknown.", "Market signals: The opp_score of 15 and listed reasons highlight distressed loan status and large acreage as key attractors."], "risks_and_unknowns": ["Opening date and original anchor tenant mix are not recorded.", "Current vacancy, tenant sales performance, and exact debt amount before foreclosure are missing.", "No information on environmental constraints (floodplain, wetlands) or transit access.", "Entitlement approvals and timelines for the proposed mixed‑use project are unspecified.", "Data quality is thin (verified draft, single source), so model‑extracted fields may be unverified."], "data_quality": "thin", "one_line": "Valley West Mall, 58 acres operating in West Des Moines, foreclosed, sold to Threshold Capital for $300‑350M planned mixed‑use redevelopment.", "model": "nvidia/nemotron-3-super-120b-a12b", "machine": "NVIDIA API via Hermes CT", "record_sha1": "d8c553f2a184"}, "cluster": {"within_10km": [], "count_10km": 0, "count_25km": 4}, "edgar": {"query": "Valley West Mall", "city": "West Des Moines", "total": 24, "name_only_total": 2, "common_name": false, "sampled": 24, "latest": "2018-08-06", "earliest": "2001-09-04", "cmbs": [], "public": [], "other": [{"name": "Destination Maternity Corp", "cik": "0000896985", "n": 3, "first": "2012-11-02", "last": "2016-03-29", "forms": {"8-K": 3}, "cmbs": false, "kind": "other", "sic": "5621", "acc": "0001193125-16-521213", "doc": "d155846dex101.htm", "adjacent": true}, {"name": "BON TON STORES INC", "cik": "0000878079", "n": 4, "first": "2010-04-16", "last": "2016-08-15", "forms": {"10-K": 2, "8-K": 2}, "cmbs": false, "kind": "other", "sic": "5311", "acc": "0001104659-16-139797", "doc": "a16-16782_1ex10d1.htm", "adjacent": false}, {"name": 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(ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 279097, "month": "2026-09", "change_1y": 0.002, "change_5y": 0.194}, "zori": {"latest": 1220, "month": "2026-09", "change_1y": 0.015, "change_5y": 0.158}, "county_fips": "19153", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "19153011114", "jobs": 13500, "retail_jobs": 1729, "food_accommodation_jobs": 967, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "listings": {"zip": "50266", "month": "202609", "median_listing_price": 353125, "median_listing_price_yy": -0.0325, "active_listing_count": 248, "median_days_on_market": 74, "price_reduced_share": 0.2207, "pending_ratio": 0.3657, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "19153011114", "kfr_p25": 0.4881, "jail_p25": -0.0018, "kids_count": 201.6098, "commuting_zone": "Des Moines", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "peers": {"peers": [{"id": "m-4c2248f1ec", "name": "Ledgewood Mall", "city": "Ledgewood", "state": "NJ", "score": 4.5, "why": ["similar size (51.6 acres)"]}, {"id": "m-6a86030dc4", "name": "Shore Mall", "city": "Egg Harbor Township", "state": "NJ", "score": 4.5, "why": ["similar size (73 acres)"]}, {"id": "m-ad1b2d9dbd", "name": "Deerfoot mall", "city": "Calgary", "state": null, "score": 4.5, "why": ["similar size (80 acres)"]}, {"id": "m-4931b87212", "name": "WestShore Plaza", "city": "Tampa", "state": "FL", "score": 4.5, "why": ["similar size (54 acres)"]}, {"id": "m-de2b4a253d", "name": "Greenbrier Mall", "city": "Chesapeake", "state": "VA", "score": 4.5, "why": ["similar size (55 acres)"]}, {"id": "m-d57db8336e", "name": "Chesterfield 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