Retrofit Atlas

Malls · Pennsylvania

Granite Run Mall

From the authors' mapRedevelopedPartly retrofittedMiddletown, PA

Opened 1974. Partial Redeveloped in 2013.

Status nowPartly retrofittedauthors' map reported
What it becamemixedextracted, unreviewed reported
Retrofit year2013authors' map reported
Walkability13.7 of 20 · 15-minute 6 of 6EPA, OpenStreetMap
Rail within 800 mNoOpenStreetMap, HUD
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Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from. documented = a quoted excerpt (click to read it) · reported = a source named, no excerpt yet · no source.

Granite Run Mall
Exterior view of a shopping center with parked cars and overcast sky. · verified by a vision model. Photo: Dough4872, CC BY-SA 3.0, via Wikimedia Commons.

Site profile14 elements · what this retrofit is built with · tap a chip for the evidence

Former anchors
Boscov'sThis site: Boscov's wikipedia · all sites with this
JCPenneyThis site: JCPenney wikipedia · all sites with this
SearsThis site: Sears wikipedia · all sites with this
Finance and pipeline
On FacebookThis site: …https://www.facebook.com/1954754041309745 overture · all sites with this
Website aliveThis site: …https://www.metrocommercial.com/landlord-services/promenade-granite-run overture / http check · all sites with this
Place
15-minute neighbourhood (5+ of 6 daily needs within 800 m)This site: 6/6 openstreetmap · all sites with this
30,000+ vehicles a day on an adjacent roadThis site: 47,233 on BALTIMORE PK fhwa-hpms · all sites with this
Grocery within 800 mThis site: 2 stores openstreetmap · all sites with this
High heat wave riskThis site: Relatively High fema-nri · all sites with this
High-income tract ($100k+)This site: $109,432 census-acs · all sites with this
Walkable block group (EPA ≥ 12)This site: …index 13.7 epa-walkability · all sites with this
Strategy
RedevelopedThis site: Partial redevelopment: demalled plus residential record · all sites with this
New use
HousingThis site: Partial redevelopment: demalled plus residential extraction · all sites with this
Mixed useThis site: …new_use field extraction · all sites with this

All elements and lists · Trends

From the authors' map

PA, Middletown: Granite Run Mall/ Promenade at Granite Run, 2013
• Partial redevelopment: demalled plus residential

Now

StatusPartly retrofittedauthors' map reported
StrategyPartial Redevelopedauthors' map reported
New usesmixedextracted, unreviewed reported
What is there nowPartial redevelopment: demalled plus residentialauthors' map reported
Retrofit year2013authors' map reported

Securitised debt and public filers

As reported by the owner

Property tables from the owner's annual report (Form 10-K, Item 2) on EDGAR, one row per filing year. GLA, occupancy and anchors are the filer's own figures at that year end; “leased” counts signed leases, “occupied” counts open stores; ownership is the filer's share. Matched by name and place, unreviewed; the verbatim table row is in sec_facts.csv.

Year endFilerName in filingGLA sq ftOccupancyYearsShareSales psfAnchors listed
2009Simon Property Group 10-K, 2010-02-25Granite Run Mall Media, PA
match: exact		1,032,67583.4% occupiedacquired 199850.0%
Fee		JCPenney, Sears, Boscov's, Granite Run 8 Theatres, Acme, Kohl's
2009Macerich 10-K, 2010-02-26Granite Run Mall Media, PA
match: exact		1,032,675
in-line 531,866		86.7% leasedbuilt 1974 / acquired 1998 / renovated 199350.0%Boscov's, J.C. Penney, Sears

Site context

FEMA flood zoneX · AREA OF MINIMAL FLOOD HAZARDFEMA NFHL
EPA-regulated facilities within 500 m9: ACME 2876; ARTIS SENIOR LIVING; DELAWARE CNTY/FAIR ACRES COMPLEX; GARNET FORD; PETCO #3840EPA FRS
Census tract 420454072015,386 people, 823 per sq mi; median household income $109,432; median gross rent $2,327; 40% renters; 10.6% vacant units; 4.0% commute by transitACS 2023 5-year
Walkability (EPA, block group)index 13.7 of 20; 34 intersections per sq mi; nearest transit stop 1,207 m; land-use mix 0.86; 119,862 jobs within 45 min by car, 18,130 by transit; 16% of households without a carEPA Smart Location
Within a 10–15 minute walk (800 m)6 of 6 daily needs: 2 grocers, 2 schools, 20 parks or playgrounds, 4 health, 3 civic, 11 food and drink; 0 cycleway segments, 21 sidewalk-tagged segmentsOpenStreetMap
Opportunity ZonenoHUD
Housing permits, Delaware County (PA), 20245 units in 5+ unit buildings, 9 in 2–4, 267 single-family; 2023: 12 in 5+Census BPS
Social vulnerability (CDC SVI 2022, tract)overall percentile 0.50; socioeconomic 0.31; housing and transport 0.82; 8% below 150% of poverty; 14% of households with no vehicleCDC/ATSDR
Other atlas sites nearby1 within 10 km, 12 within 25 km: Newtown Square Corporate Campus (8.2 km)computed
Overture Mapsplace Promenade at Granite Run (shopping_mall, confidence 0.88, from Overture, Overture-signals, meta); building footprint 8,353 m², 6.930142879486084 mOverture (CDLA-Permissive 2.0)
Website and socialwww.metrocommercial.com (alive); archived 2000–2026 (Wayback) · social: facebookOverture / Internet Archive
Attention: Wikipedia page views33,806 since 2015; 4,317 in the last 12 months (+11% vs the prior 12); peak 2019-12 with 861Wikimedia
Tract change 2013–2023population +2% (5,301 → 5,386); median income +35% ($80,938 → $109,432); renters 35% → 40%; median home value +36% ($407,900 → $553,100)Census ACS 5-year
Natural hazard risk (FEMA National Risk Index, tract)relatively low overall (score 54.1); expected annual loss $1.3M; high: heat wave, strong wind, winter weather; community resilience relatively highFEMA NRI
Tax-credit housing within 1 kmnoneHUD LIHTC
Retail trade in the county, 2025 (BLS QCEW)23,421 jobs in 1,536 establishments; average annual pay $39,168; employment location quotient 1.08; employment +0.3% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 20224,014 jobs; 381 in retail trade, 266 in accommodation and food (workplace blocks summed to tract 42045407201)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)children of low-income (25th percentile) families reached the 51th income percentile as adults; 0.8% incarcerated at the 2010 count (121 children in the sample); born 1978–83, measured 2014–15Opportunity Insights
Food access (USDA FARA 2019, 2010 tract)low-access at 1 mile, not low-income; 53% of residents more than 1 mile from a supermarket; poverty rate 2.6%; median family income $131,019; 28 SNAP householdsUSDA ERS
SchoolsRose Tree Media School District (KG-12); 2 public schools within 1 mile: Glenwood El Sch; Penncrest HSNCES EDGE
Elevation354 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025304 county-logged events: 161 thunderstorm wind, 105 flash flood, 26 hail, 8 flood; $30,455,000 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 19063, 2026-09median list price $710,000 (+0.1% on the year); 65 active listings; median 37 days on market; 16% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 20231,554 establishments (-9%); 25,519 jobs (+3%)Census CBP
Housing market in the countytypical home value $362,572 (+3% 1 yr, +29% 5 yr); typical rent $1,748/mo (+3% 1 yr), 2026-09Zillow Research
House price index, tract, 2025480 (2000 = 100); -8.6% 1 yr, +46% 5 yr, +67% 10 yrFHFA
Traffic on the busiest road within 600 m (2024)47,233 vehicles a day on BALTIMORE PK (principal arterial, 4 lanes); 1,751 trucks; 40 counted segmentsFHWA HPMS

Similar sites

  • Exton Square Mall, Exton, PA · Malls · opened 1973; same strategy: redevelop; also in PA
  • Echelon Mall, Voorhees, NJ · Malls · opened 1970; same strategy: redevelop; 37 km away
  • Beaver Valley Mall, Center Township, PA · Malls · opened 1970; same strategy: redevelop; also in PA
  • Highland Mall, Austin, TX · Malls · opened 1971; same strategy: redevelop

Elsewhere on the web

Pages with photos

Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar

Multifamily screen

  • retrofit already built
  • housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

History and original facts

Now called / also known asPromenade at Granite Run
Opened1974Wikidata
AnchorsJCPenney, Sears, Boscov's
CountyDelaware County
Census division2 · Mid-Atlantic

Not yet recorded: acres, GLA, original developer. Know it? Tell us.

Background

The Promenade at Granite Run, formerly known as Granite Run Mall, is a mixed-use development in Middletown Township, Delaware County, Pennsylvania, a western suburb of Philadelphia. The mixed-use development consists of residential, retail, and entertainment opened in 2018 to replace what was known as the Granite Run Mall, a double-level shopping mall that existed between 1974 and 2015. Two of the original mall tenants, Boscov's and Sears, remained open during the transition. The JCPenney store was also planned to remain open during redevelopment, but it was demolished after it closed permanently in April 2015.

Excerpt from Wikipedia (authors and history), CC BY-SA 4.0. May be older than the record above.

Timeline

  1. 1974 Opened (Wikidata)
  2. 1974 built
  3. 2013 Retrofit: redevelop
  4. 2015 closed
  5. 2018 opened

Sources

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