Retrofit Atlas

Malls · Virginia

Tysons Galleria

From the authors' mapRedevelopedPartly retrofittedTysons Corner, VA

Opened 1988. Partial Redeveloped in 2016. · from the fields below

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Site profile16 elements · what this retrofit is built with · tap a chip for the evidence

Finance and pipeline
On FacebookThis site: …https://www.facebook.com/183424741689 overture · all sites with this
ULI referenceThis site: PDF ULI Fall Meeting 2014 Presentation web-search · all sites with this
Website aliveThis site: …https://www.tysonsgalleria.com/en/directory/?cmpid=lc_yext_yext_other_o_none&utm overture / http check · all sites with this
Place
15-minute neighbourhood (5+ of 6 daily needs within 800 m)This site: 5/6 openstreetmap · all sites with this
3+ other atlas sites within 10 kmThis site: 12 within 10 km computed · all sites with this
30,000+ vehicles a day on an adjacent roadThis site: 30,126 on 123 fhwa-hpms · all sites with this
Bike network nearbyThis site: 93 ways openstreetmap · all sites with this
County lost 10%+ of retail establishments since 2012This site: -10% census-cbp · all sites with this
County typical rent $2,000+This site: $2,507/mo zillow · all sites with this
Grocery within 800 mThis site: 2 stores openstreetmap · all sites with this
High-income tract ($100k+)This site: $125,662 census-acs · all sites with this
Low social vulnerability tract (SVI ≤ 0.25)This site: 0.16 cdc-svi · all sites with this
Rail within 800 mThis site: Tysons openstreetmap · all sites with this
Renter-majority tractThis site: 85% census-acs · all sites with this
Strategy
RedevelopedThis site: Partial redevelopment: office record · all sites with this
New use
OfficeThis site: Partial redevelopment: office arcgis-webmap · all sites with this

All elements and lists · Trends

From the authors' map

VA, Tysons Corner: Tysons Galleria/Tysons Corporate Office Center, 1988, 2016
• Partial redevelopment: office

Now

StatusPartly retrofittedauthors' map
StrategyPartial Redevelopedauthors' map
What is there nowPartial redevelopment: officeauthors' map
Retrofit year2016authors' map

Securitised debt and public filers

Filings (2001 to date) that name “Tysons Galleria” and “Tysons Corner” (11 hits, first 11 sampled, 4 other filers such as tenants left out). Only weak matches to commercial-mortgage trusts: the mall may have backed a securitised loan, or may just be mentioned in the filing; several trusts usually means one loan split into pari-passu notes. Earliest trust filing in the sample 2007-04-02 (a sample date, not the issuance date); candidate loan vintage 2006 from the trust name (weak match). Whether the loan is still in the pool, in special servicing or repaid is in the trust's monthly distribution reports, which are not searchable here. Text matches, not a title search. Open the search · all trusts.

KindFilerFilingsDatesForms
CMBS trust (weak)J.P. Morgan Chase Commercial Mortgage Securities Trust 2006-LDP912007-04-02 to 2007-04-0210-K 1
Public owner (weak)BEHRINGER HARVARD MULTIFAMILY REIT I INC12010-03-19 to 2010-03-198-K 1

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
2020Brookfield Property REIT (formerly GGP) 10-K, 2021-02-26Tysons Galleria McLean, VA
match: exact		806,000
in-line 294,000		92.3% leased90.0%Neiman Marcus, Saks Fifth Avenue, Bowlero
2016GGP Inc. 10-K, 2017-02-22Tysons Galleria McLean, VA
match: exact		796,707
in-line 284,774		96.2% leased100.0%Neiman Marcus, Saks Fifth Avenue
2012General Growth Properties 10-K, 2013-02-28Tysons Galleria McLean, VA
match: exact		814,643
in-line 302,710		99.5% leased100.0%Macy's, Neiman Marcus, Saks Fifth Avenue
2009General Growth Properties 10-K, 2010-03-01Tysons Galleria Mclean, VA
match: exact		815,424
in-line 303,491		Macy's, Neiman Marcus, Saks Fifth Avenue
2006General Growth Properties 10-K, 2007-03-01Tysons Galleria McLean, VA
match: exact		820,49250.0%Macy’s, Neiman Marcus, Saks Fifth Avenue

Site context

Transit within 800 mTysons (rail)OpenStreetMap
Motorway junctions within 2 km16, 17, 18, 18AOpenStreetMap
FEMA flood zoneX · AREA OF MINIMAL FLOOD HAZARDFEMA NFHL
EPA-regulated facilities within 500 m8: ARBOR ROW BLOCK B C1; LUCID TYSONS GALLERIA; MACYS - TYSON'S GALLERIA #078; ORBITAL SCIENCES CORP; THE RITZ CARLTON HOTELEPA FRS
Census tract 510594802053,716 people, 4,854 per sq mi; median household income $125,662; median gross rent $2,633; 85% renters; 4.2% vacant units; 2.8% commute by transitACS 2023 5-year
Within a 10–15 minute walk (800 m)5 of 6 daily needs: 2 grocers, 1 schools, 22 parks or playgrounds, 4 health, 0 civic, 52 food and drink; 93 cycleway segments, 288 sidewalk-tagged segmentsOpenStreetMap
Opportunity ZonenoHUD
Housing permits, Fairfax County (VA), 20241,829 units in 5+ unit buildings, 0 in 2–4, 1,032 single-family; 2023: 2,042 in 5+Census BPS
Social vulnerability (CDC SVI 2022, tract)overall percentile 0.16; socioeconomic 0.08; housing and transport 0.57; 6% below 150% of poverty; 16% of households with no vehicleCDC/ATSDR
Other atlas sites nearby12 within 10 km, 64 within 25 km: Tysons Corner Center (0.8 km); 1950 Old Gallows Road (1.5 km); Grand Central Mall (4.3 km); Merrifield at Dunn Loring Station Apartments (5.6 km); Merrifield at Dunn Loring Station Apartments (5.6 km)computed
Overture Mapsplace Tysons Galleria (shopping_mall, confidence 0.97, from Overture, Overture-signals, meta); building footprint 17,673 m²Overture (CDLA-Permissive 2.0)
Website and socialwww.tysonsgalleria.com (alive) · social: facebookOverture / Internet Archive
Attention: Wikipedia page views168,649 since 2015; 10,368 in the last 12 months (-5% vs the prior 12); peak 2018-07 with 2,864Wikimedia
Tract change 2013–2023tract boundary changed between the 2010 and 2020 census; no 2013 comparisonCensus ACS
Natural hazard risk (FEMA National Risk Index, tract)very low overall (score 8.4); expected annual loss $668,980; community resilience relatively moderateFEMA NRI
Tax-credit housing within 1 kmnoneHUD LIHTC
Retail trade in the county, 2012 to 20232,457 establishments (-10%); 49,386 jobs (-1%)Census CBP
Housing market in the countytypical home value $756,212 (+1% 1 yr, +17% 5 yr); typical rent $2,507/mo (+1% 1 yr), 2026-09Zillow Research
Traffic on the busiest road within 600 m (2024)30,126 vehicles a day on 123 (principal arterial, 4 lanes); 473 trucks; 28 counted segmentsFHWA HPMS

Similar sites

  • Ballston Commons, Arlington, VA · Malls · same strategy: redevelop; also in VA; 11 km away
  • Tysons Corner Center, Tysons Corner, VA · Malls · same strategy: redevelop; also in VA; 1 km away
  • Park+Ford, Alexandria, VA · Office parks · opened 1981; same strategy: redevelop; also in VA
  • Fashion Mall, Plantation, FL · Malls · opened 1988; 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
  • median rent $2,230

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 asTysons Corporate Office Center
Opened1988Wikidata
CountyFairfax County
Census division5 · South Atlantic

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

Timeline

  1. 1988 Opened (Wikidata)
  2. 2016 Retrofit: redevelop

Sources

More in Virginia

Ballston CommonsArlington, VA · 2013Partial Redeveloped · Regreened · Partial redevelopment: mixed use Partial regreening: parkCloverleaf MallCloverleaf MallRichmond, VA · 2009Redeveloped · Redevelopment: mixed use, new streetsColiseum MallHampton, VA · 2010Redeveloped · Redevelopment: mixed useNewmarket North MallHampton, VA · 2000Reinhabited · Reinhabitation: officeTysons Corner CenterTysons Corner, VA · 2016Partial Redeveloped · Partial redevelopment: residential10690 Parkridge BoulevardReston, VARedevelopment, proposed