Retrofit Atlas

Malls · Pennsylvania

Washington Crown Center

Imported, unreviewedStatus not verifiedNorth Franklin Township, PA

Washington Crown Center, now Franklin Crossroads Park, is a 676k sq ft mixed-use mall with anchor occupancy and unknown ownership. · summary, model-written

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Washington Crown Center
Exterior view of a former shopping center with parked cars and clear signage. · verified by a vision model. Photo: Mike Kalasnik, CC BY-SA 4.0, via Wikimedia Commons.

Site profile6 elements · what this retrofit is built with · tap a chip for the evidence

Finance and pipeline
Website aliveThis site: …https://www.shopwashingtoncrown.com overture / http check · all sites with this
Place
30,000+ vehicles a day on an adjacent roadThis site: 46,613 on SR 0070 SH fhwa-hpms · all sites with this
Grocery within 800 mThis site: 3 stores openstreetmap · all sites with this
Interstate or freeway within 600 mThis site: SR 0070 SH fhwa-hpms · all sites with this
Tract income flat or down since 2013This site: +7% census-acs · all sites with this
Scale
Building footprint 50,000+ m²This site: 70,331 m² overture · all sites with this

All elements and lists · Trends

Now

StatusStatus not verifiedWikidata 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
2009Pennsylvania Real Estate Investment Trust 10-K, 2010-03-16Washington Crown Center Washington, PA
match: exact		676,117
in-line 536,022		83.3% occupiedbuilt 1969 / renovated 1999100.0%Bon-Ton Gander Mountain Sports Macy’s Sears

Site context

FEMA flood zoneX · AREA OF MINIMAL FLOOD HAZARDFEMA NFHL
EPA-regulated facilities within 500 m4: CHARTIERS CREEK STREAMBANK RESTORATION; FAMOUS SUPPLY BOSTITCH ROOM; SEARS NO 2114; SUNOCO SVC STA WASHINGTONEPA FRS
Census tract 421257527004,792 people, 653 per sq mi; median household income $65,926; median gross rent $876; 40% renters; 12.5% vacant units; 1.2% commute by transitACS 2023 5-year
Walkability (EPA, block group)index 10 of 20; 60 intersections per sq mi; no transit stop within the EPA search radius; land-use mix 0.83; 24,565 jobs within 45 min by car; 4% of households without a carEPA Smart Location
Within a 10–15 minute walk (800 m)4 of 6 daily needs: 3 grocers, 0 schools, 5 parks or playgrounds, 2 health, 0 civic, 6 food and drink; 0 cycleway segments, 0 sidewalk-tagged segmentsOpenStreetMap
Opportunity ZonenoHUD
Housing permits, Washington County (PA), 202435 units in 5+ unit buildings, 0 in 2–4, 415 single-family; 2023: 10 in 5+Census BPS
Social vulnerability (CDC SVI 2022, tract)overall percentile 0.57; socioeconomic 0.25; housing and transport 0.87; 16% below 150% of poverty; 9% of households with no vehicleCDC/ATSDR
Other atlas sites nearby1 within 10 km, 1 within 25 km: Washington Mall (4.5 km)computed
Overture Mapsplace Washington Crown Center (shopping_mall, confidence 0.99, from BrightQuery, Overture); building footprint 70,331 m²Overture (CDLA-Permissive 2.0)
Website and socialwww.shopwashingtoncrown.com (alive)Overture / Internet Archive
Attention: Wikipedia page views46,131 since 2015; 3,481 in the last 12 months (-12% vs the prior 12); peak 2016-06 with 1,520Wikimedia
Tract change 2013–2023population +4% (4,587 → 4,792); median income +7% ($61,528 → $65,926); renters 22% → 40%; median home value +31% ($160,300 → $209,500)Census ACS 5-year
Natural hazard risk (FEMA National Risk Index, tract)relatively low overall (score 23.1); expected annual loss $879,639; community resilience very highFEMA NRI
Tax-credit housing within 1 km1 LIHTC properties, 65 units: Century Plaza Apts (65 units)HUD LIHTC
Retail trade in the county, 2025 (BLS QCEW)9,086 jobs in 584 establishments; average annual pay $40,232; employment location quotient 1.03; employment +0.0% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 20221,936 jobs; 380 in retail trade, 180 in accommodation and food (workplace blocks summed to tract 42125752700)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)children of low-income (25th percentile) families reached the 44th income percentile as adults; 0.8% incarcerated at the 2010 count (291 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; 56% of residents more than 1 mile from a supermarket; poverty rate 7.7%; median family income $85,000; 187 SNAP householdsUSDA ERS
SchoolsTrinity Area School District (KG-12); 2 public schools within 1 mile: Trinity West El Sch; Trinity MSNCES EDGE
Elevation1,040 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025434 county-logged events: 241 thunderstorm wind, 83 flash flood, 61 hail, 30 flood; $10,757,500 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 15301, 2026-09median list price $217,475 (-9.8% on the year); 118 active listings; median 51 days on market; 36% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 2023636 establishments (-8%); 8,802 jobs (+2%)Census CBP
Housing market in the countytypical home value $235,765 (+2% 1 yr, +15% 5 yr); typical rent $1,270/mo (+5% 1 yr), 2026-09Zillow Research
House price index, tract, 2025274 (2000 = 100); +10.3% 1 yr, +32% 5 yr, +50% 10 yrFHFA
Traffic on the busiest road within 600 m (2024)46,613 vehicles a day on SR 0070 SH (Interstate, 4 lanes); 13,282 trucks; 40 counted segmentsFHWA HPMS

Summary, model-written

Opened as a regional mall, the property was later known as Franklin Mall and Washington Crown Center. Today it operates as Franklin Crossroads Park, a 676,000‑square‑foot mixed‑use shopping and industrial center. Current tenants include MAC.BID, Ollie’s Bargain Outlet, Rural King, and auto dealers in the former Sears space, while the former Bon‑Ton and Hollywood Theaters anchors remain vacant.

Why. Anchor losses are visible in the record: the Bon‑Ton and Hollywood Theaters spaces are vacant, and Sears has been replaced by auto dealers. No explicit mention of competition, debt, or demolition is provided.

Where it stands. The site's status is listed as unknown in the draft record, with no owner or controlling entity identified.

For a planner

  • Precedent of converting big‑box anchors to automotive reuse
  • Mixed‑use zoning permits industrial and retail co‑location
  • Open question: future use of the two vacant anchors
  • Open question: need for infrastructure upgrades to support broader redevelopment

For a developer

  • Site size: 676,000 sq ft
  • Control: not identified in the record
  • Entitlement stage: not specified
  • Constraints: flood, transit, and environmental conditions not provided in record
  • Market signals: discount retailers (MAC.BID, Ollie’s, Rural King) and auto dealers indicate value‑oriented and automotive demand

What we do not know yet

  • Owner or controlling entity is unknown
  • Exact current status (vacant, partially occupied, etc.) is not confirmed
  • Dates of original opening, rebranding, and anchor changes are missing
  • Lease terms, vacancy rates, and financial obligations are unspecified
  • Flood zone designation, transit access, and environmental site assessments are not provided
  • Deed restrictions, zoning details, and parcel breakdown are absent
  • Reliability is limited to a single source (sources_count = 1)

Generated by nvidia/nemotron-3-super-120b-a12b on NVIDIA API via Hermes CT from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.

Elsewhere on the web

Pages with photos

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History and original facts

AnchorsThe Bon-Ton
CountyWashington County
Census division2 · Mid-Atlantic
NotesWikipedia categories: Defunct shopping malls in the United States

Not yet recorded: acres, GLA, year opened, original developer, what is there now, retrofit year. Know it? Tell us.

Background

Franklin Crossroads Park, formerly Franklin Mall and formerly Washington Crown Center, is a 676,000 square-foot regional mixed use shopping mall and industrial center in North Franklin Township, Washington County, Pennsylvania, just outside the city of Washington and south of Pittsburgh. The mall's anchor stores are MAC.BID, Ollie's Bargain Outlet and Rural King. There are two vacant anchors that were once The Bon-Ton and Hollywood Theaters. A third former anchor, Sears, has been filled by a Chrysler-Dodge-Jeep-Ram dealer, and a Mitsubishi dealer.

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

Sources

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