Emerald Square

Emerald Square is a three-level enclosed shopping mall located in North Attleborough, Massachusetts, at the intersection of U.S. Route 1 and Interstate 295.^[1] Opened on August 10, 1989, the mall spans approximately 750,000 square feet and originally featured anchors such as JCPenney, Sears, and G. Fox.^[2][3][4] Developed as a regional retail destination by New England Development and The Pyramid Companies, it has anchored the local economy by drawing over 2 million shoppers annually from northern Bristol and southern Norfolk counties.^[3][4] In recent years, Emerald Square has experienced store closures and vacancy challenges amid broader retail sector shifts toward e-commerce, though it retains major tenants including Macy's and JCPenney.^[2][5] Acquired by Summit Properties USA in August 2025, the new ownership has emphasized revitalization efforts, including soliciting community input for prospective tenants to restore vibrancy.^[6][5]

Overview

Location and Physical Characteristics

Emerald Square is situated at 999 South Washington Street in North Attleborough, Massachusetts, at the intersection of U.S. Route 1 and Interstate 295.^[1][7] This positioning provides direct highway access, facilitating easy entry and exit for visitors.^[8] The mall lies approximately 6 miles from the Rhode Island border, serving shoppers from northern Bristol County and southern Norfolk County in Massachusetts, as well as the greater Providence metropolitan area in Rhode Island.^[9] The structure is a three-level, climate-controlled enclosed shopping center spanning roughly 750,000 square feet.^[3][8] Its multi-story design accommodates a mix of inline stores, food courts, and anchor tenants across upper, middle, and lower levels, with elevators and escalators providing vertical circulation.^[10] The facility includes extensive parking lots surrounding the building, supporting an annual visitor count of about 2.1 million.^[3]

Design and Amenities

Emerald Square Mall is a three-story enclosed regional shopping center spanning 750,000 square feet.^[3] Its design incorporates Art Deco-inspired elements, including neon lighting that contributes to a distinctive retro aesthetic.^[11] The layout features multiple concourses across three levels, providing elevated vantage points for shoppers.^[11] In 2017, the third floor underwent partial conversion to Class A office space, reducing retail footprint by up to 75,000 square feet.^[12] Amenities include an eight-unit food court on the upper level, equipped with a carousel and maintained for cleanliness with prompt table clearing.^[13] A children's play area is available, alongside a bank branch within the mall.^[13] Ample parking is provided, particularly in the rear lots.^[13] The facility supports a free mall walking program on the third level from 6:00 a.m. to 10:00 a.m., where one mile equates to three loops.^[13] Community events, such as sports card conventions, are hosted on the first floor.^[11]

Historical Development

Planning and Construction

Planning for Emerald Square Mall began in the early 1980s when New England Development, Inc., started acquiring land options in July 1983 on a site in North Attleborough, Massachusetts, immediately south of the interchange between U.S. Route 1 and Interstate 295, completing acquisitions by February 1984.^[14] Zoning changes to permit a regional shopping mall were pursued concurrently, with site evaluations conducted by November 1985 and a state environmental impact report finalized.^[14] The project emphasized minimal environmental disruption, involving less than one acre of isolated wetlands—far below alternatives like the rejected Sweedens Swamp site in nearby Attleboro—and included stormwater mitigation measures to avoid downstream flooding or water quality issues.^[14] New England Development partnered with The Pyramid Companies for joint development after Pyramid's proposal for a mall at Sweedens Swamp failed federal environmental review.^[15] The 60-acre site was selected for its accessibility to a 20- to 25-mile radius encompassing Providence, Rhode Island, and Worcester, Massachusetts.^[15] The mall's name and design drew inspiration from the Emerald City in The Wizard of Oz, timed to the film's 50th anniversary in 1989, with theme rights secured from Turner Communications.^[15] Construction commenced in 1987, yielding a three-story enclosed regional mall with initial anchors including J.C. Penney (186,000 square feet), G. Fox (165,000 square feet), and Sears (150,000 square feet).^[15] The development opened on August 10, 1989, with 90 of 160 planned inline stores operational, expecting full tenancy by early 1990, and generating over 2,000 jobs upon completion.^[15][16]

Opening and Early Expansion

Emerald Square Mall opened on August 10, 1989, in North Attleborough, Massachusetts, as a three-story, 1 million-square-foot regional shopping center themed around The Wizard of Oz to mark the film's 50th anniversary.^[15] The development featured initial anchor tenants J.C. Penney (186,000 square feet), G. Fox (165,000 square feet), and Sears (150,000 square feet), alongside 90 inline stores at launch.^[15] With a capacity for 160 stores, the mall planned to add more tenants shortly after opening, targeting 144 by early 1990.^[15] The grand opening weekend, spanning August 10–12, attracted over 300,000 visitors, including 75,000 on the first day, reflecting strong initial public interest and contributing to inventory challenges for merchants due to high daily foot traffic of around 80,000 in the opening days.^[17][15] This enthusiasm supported rapid tenant onboarding and early operational growth, positioning Emerald Square as a key retail hub for southern Massachusetts and northern Rhode Island. In its early years, the mall continued to expand its store count toward full capacity, enhancing its appeal with additional specialty retailers and amenities amid rising regional commerce along Route 1.^[17] By the early 1990s, further developments included the addition of an anchor like Lechmere in 1992, bolstering the center's diversity before reaching peak operations later in the decade.

Peak Operations (1990s–2000s)

During the 1990s and into the early 2000s, Emerald Square operated at its commercial peak, capitalizing on strong regional demand for enclosed mall shopping in southern New England. The center drew significant foot traffic as a destination for families and bargain hunters, building on its 1989 opening weekend that attracted over 300,000 visitors. Anchor tenants such as JCPenney, Sears, and G. Fox—later rebranded as Filene's following its acquisition—served as primary magnets, offering department store variety that complemented the inline retailers and food court amenities.^[2][11] High occupancy rates and consistent weekend crowds characterized daily operations, with the mall functioning as a social and retail hub before broader shifts in consumer behavior emerged later in the decade. Sales at anchor locations, though not uniformly exceeding chain averages, benefited from the era's economic expansion and lack of dominant online competition. Management emphasized promotions and events to sustain momentum, including seasonal sales and community gatherings that reinforced its role in local commerce.^[11]

Ownership and Management

Initial Ownership

Emerald Square Mall was developed through a joint venture between New England Development, based in Newton, Massachusetts, and The Pyramid Companies, headquartered in Syracuse, New York. These firms co-developed the approximately 1.1 million-square-foot regional shopping center on a 60-acre site at the intersection of Interstate 295 and U.S. Route 1 in North Attleborough, Massachusetts, with construction commencing in the mid-1980s to capitalize on growing retail demand in southern New England.^[15][18] The mall officially opened to the public on August 10, 1989, under the initial ownership of this partnership, which retained control during the early operational phase featuring anchor tenants such as JCPenney, Sears, and G. Fox & Co. This structure reflected common practices in U.S. commercial real estate development during the late 1980s, where joint ventures allowed developers to pool expertise and capital for large-scale projects amid a boom in enclosed mall construction.^[19][20]

Subsequent Transfers and Management Changes

In 1999, Simon Property Group, then the nation's largest shopping mall owner, acquired a controlling interest in Emerald Square Mall through a portfolio expansion that included the property's integration into its operations.^[21] By 2010, Simon held a 49.1% ownership stake in the 1.02 million-square-foot center.^[22] Facing mounting financial pressures amid retail sector declines, the mall entered receivership in 2020, with Chicago-based Jones Lang LaSalle (JLL) appointed as the interim management firm to oversee daily operations and stabilize tenancy. In September 2022, ownership transferred from Simon Property Group to Kohan Retail Investment Group, a New York-based firm specializing in distressed retail assets, for an undisclosed sum; Kohan subsequently partnered with Summit Properties for on-site management to address vacancy issues and pursue repositioning strategies.^[5][11] On August 1, 2025, Emerald Square announced its sale to Summit Properties USA, an international real estate entity that had previously collaborated with Kohan on the property; this shift positioned Summit as the full owner, with plans emphasized for revitalization including enhanced local vendor integration and event programming to boost foot traffic.^[23][5] Local records confirmed Summit's ownership transition, though some reports noted prior listings under the same name during the Kohan era, suggesting possible continuity in administrative oversight.^[24]

Retail and Commercial Features

Anchor Tenants

Emerald Square Mall opened on August 10, 1989, with three original anchor tenants: J. C. Penney (186,000 square feet), G. Fox (165,000 square feet), and Sears (150,000 square feet).^[15] These department stores were selected to draw regional shoppers from Massachusetts, [Rhode Island](/page/Rhode Island), and Connecticut, leveraging their established brands in apparel, home goods, and general merchandise.^[11] In 1992, Lechmere was added as a fourth anchor on the second level, occupying space for electronics and automotive supplies until its closure in 1997 amid the chain's bankruptcy.^[25] The G. Fox store transitioned to Filene's in 1993 following Federated Department's acquisition and rebranding strategy, before converting to Macy's in 2006 as part of broader consolidation in the retail sector.^[11] For several years, Macy's operated two distinct stores within the mall—one in the original G. Fox/Filene's space and another in an adjacent location—creating a unique dual-anchor configuration uncommon for single-mall setups.^[11] Sears, an original anchor, ceased operations in 2021 as part of the chain's nationwide retrenchment, leaving its 156,000-square-foot space vacant and marketed for potential redevelopment or new tenancy.^[26][25] As of 2025, the mall's active anchors consist of J. C. Penney and the two Macy's locations, which continue to anchor the three-level structure despite overall occupancy challenges.^[11] These remaining tenants provide core department store offerings, including clothing, cosmetics, and household items, though their performance reflects broader retail shifts toward e-commerce and experiential shopping.^[26]

Inline Retailers and Specialty Stores

Emerald Square's inline retailers primarily comprise national apparel and accessory chains, alongside service-oriented kiosks and smaller vendors. Fashion outlets such as H&M, Abercrombie & Fitch, Aeropostale, American Eagle Outfitters, and LOFT provide casual and trendy clothing options for various demographics.^[27][9] Foot Locker and The Shoe Dept. ENCORE specialize in athletic and footwear selections, while Bath & Body Works offers personal care products.^[10] These tenants occupy corridors between anchor stores, catering to everyday shopping needs with square footages typically under 10,000 per unit. Specialty stores emphasize niche entertainment, collectibles, and experiential retail. Build-A-Bear Workshop enables customized toy creation, Hot Topic stocks band merchandise and gothic apparel, and Spencer's features novelty gifts and gag items.^[28] Lids focuses on headwear customization, Newbury Comics (prior to its 2025 closure) dealt in music and comics, and BoxLunch sells fandom-themed apparel and accessories.^[28][29] Additional kiosks like Banter by Piercing Pagoda for jewelry and EcoATM for device buybacks add convenience services.^[30] Food and beverage inline options include quick-service spots such as Auntie Anne's Hand-Rolled Soft Pretzels, Boston Pita Café, and Asian Island, providing snacks and light meals without full dining facilities.^[30] As of October 2025, the directory lists approximately 50 active inline and specialty tenants, down from peak levels exceeding 100 in the 1990s, reflecting broader retail shifts toward e-commerce and outlet competition.^[30][11] Local vendors like Elie Jewelers and Hometown Collectibles persist, offering personalized services amid national chain presences.^[28]

Events and Entertainment

Emerald Square Mall hosts a variety of community-oriented events and programs aimed at attracting visitors beyond retail shopping. These include seasonal carnivals operated by Fiesta Shows, featuring rides, games, and food vendors, such as the September 6–15, 2024, event and the March 28–April 7 iteration, which provide family-friendly amusement in the mall's parking areas.^{[31] [32]} Regular programs emphasize health and engagement, with the Mall Walkers initiative opening the facility at 8:00 a.m. Monday through Saturday and 10:00 a.m. on Sundays for pedestrian exercise, encouraging participants to consult physicians prior to starting.^[33] Community blood drives and vendor-hosted shows, such as sports card expos in November and comic, Pokémon, and vintage toy conventions like the May 17–18 event with free admission from 10:00 a.m. to 7:30 p.m. on Saturday and 10:00 a.m. to 5:00 p.m. on Sunday, further diversify offerings.^{[34] [35]} Automotive and holiday-themed gatherings include the Warrior United Indoor Mall Car Show and Trunk or Treat on October 18, 2025, from 11:00 a.m. to 6:00 p.m., showcasing vehicles and family activities indoors.^[36] In 2025, approval for a black box theater space enables youth summer intensives, live performances, poetry slams, and open mic nights, expanding entertainment options for local arts programming.^[37] Tenant-based entertainment features escape room experiences at All In Adventures, offering interactive challenges integrated into the mall's leisure appeal.^[38] Additional initiatives like mural programs and digital marketing internships through Summit 360 support creative and educational activities, though these are more developmental than performative.^[34] The mall's events calendar, updated via its official site, lists these opportunities to foster repeat visitation amid retail fluctuations.^[34]

Economic Pressures and Occupancy Trends

Contributing Market Factors

The economic pressures facing Emerald Square Mall stem largely from the structural shift in retail toward e-commerce, which has eroded demand for traditional brick-and-mortar shopping centers since the early 2010s. This transition, driven by the expansion of online platforms and changing consumer preferences for convenience and price comparison, reduced foot traffic at enclosed malls nationwide, including Emerald Square, where vacancy rates climbed above 50% by 2025.^[39][40] Regional competition from newer retail developments exacerbated these challenges, as properties like Providence Place in nearby Providence, Rhode Island—opened in 1999 with modern amenities—captured market share from older malls like Emerald Square, which dates to 1989. This competitive dynamic, combined with broader industry trends such as anchor tenant bankruptcies (e.g., the repeated filings by accessory retailer Claire's), contributed to a feedback loop of declining occupancy and underutilization.^[11][41] Advancements in home entertainment and digital media further diminished the mall's draw as a social and leisure destination, aligning with a national decline in mall visits amid rising streaming services and in-home shopping options. These factors, rather than isolated management issues, reflect causal market realities that prompted property tax reassessments for Emerald Square at lower valuations during the 2010s.^[42][5]

Store Departures and Vacancy Metrics

The Emerald Square Mall has experienced vacancy rates exceeding 50% over the past several years, with rates approaching 65% during certain periods, contributing to its designation as a struggling retail center.^[43][44] Significant store departures began with the closure of anchor tenant Lord & Taylor in early 2004, following its announcement as part of a broader restructuring by parent company May Department Stores, which impacted co-tenancy clauses and led to subsequent rent reductions for other tenants.^[40] The departure of Sears, another original anchor since the mall's 1989 opening, was announced on February 3, 2021, with the store ceasing operations by mid-April 2021 as part of a nationwide liquidation of 26 locations amid Sears Holdings' ongoing financial difficulties.^[45][26] More recent inline retailer exits have further elevated vacancy levels, including Forever 21's closure at the mall announced in March 2025 as part of the chain's bankruptcy proceedings affecting multiple Massachusetts locations.^[46] Claire's, a specialty accessories store, planned its Emerald Square location to shutter in late 2025 following the company's August 2025 announcement of 290 U.S. store closures amid bankruptcy reorganization.^[47] These departures, alongside the persistent vacancy of the former Sears space, have compounded occupancy challenges, with local officials citing the high empty storefront count as a factor in safety concerns and economic stagnation.^[44]

Management Responses to Challenges

In response to declining retail viability, Simon Property Group, the mall's owner until 2022, pursued a mixed-use repositioning strategy starting in October 2017, converting up to 75,000 square feet of third-floor retail space into office accommodations to attract non-retail tenants amid shifting consumer habits.^[12] This included relocating smaller retail operations to the first and second floors, securing Randolph Savings Bank as an initial office tenant, and targeting sectors such as community medical offices, education centers, and job training facilities to leverage the property's abundant parking and proximity to Interstate 295 and Route 1.^[12] Following the 2022 acquisition by Kohan Retail Investment Group, with Summit Properties USA assuming management responsibilities, efforts shifted toward community-driven leasing initiatives; in August 2024, mall operators solicited public input via social media on preferred businesses to occupy vacant spaces, providing contact details for prospective tenants to inquire about rentals.^[48][39] Management acknowledged ongoing repairs and the need for enhancements, framing the feedback process as a means to revive underutilized areas by aligning with shopper preferences for brands like Nordstrom or J.Crew.^[48] To address infrastructure challenges, such as water infiltration from roof leaks exacerbated by snow and ice, management collaborated with town officials and a roofing contractor; on February 17, 2025, they presented mitigation steps—including repairs to affected lighting and restrooms—and preventive strategies during a site inspection, enabling the mall's prompt reopening after a brief fire department-ordered closure.^[49] These actions prioritized operational continuity and safety compliance amid broader occupancy pressures.^[49]

Recent Revitalization Initiatives

2022–2025 Ownership Shifts

In 2022, ownership of Emerald Square Mall transferred from Simon Property Group, Inc., which had managed the property since acquiring it in the early 1990s, to Kohan Retail Investment Group, a firm specializing in distressed retail assets.^[5][11] The sale occurred amid broader challenges in the regional mall sector, including declining foot traffic and anchor tenant departures, though specific transaction details such as price were not publicly disclosed.^[50] Kohan, under the leadership of Ben Ashkenazy's affiliate entities, assumed control in May 2022, marking a shift toward hands-off management strategies typical of its portfolio of underperforming centers.^[5] Kohan Retail Investment Group retained ownership through 2023 and 2024, during which Summit Properties USA served as the on-site management partner, handling day-to-day operations and tenant relations.^[24][5] No further ownership changes were reported in those years, despite ongoing vacancy pressures and economic headwinds affecting the mall's performance.^[26] On August 1, 2025, Emerald Square announced its sale to Summit Properties USA, transitioning full ownership from Kohan to the management firm, which operates a portfolio of retail properties across the United States.^[23][6][5] Summit, headquartered in New Jersey, emphasized revitalization plans in the announcement, including potential investments in tenant mix and infrastructure, though concrete timelines remain unspecified as of October 2025.^[23][26] This shift reflects a pattern among distressed mall owners of transferring properties to operators with operational expertise, amid Kohan's history of divesting similar assets.^[5]

Current Strategies and Community Engagement

In August 2025, Summit Properties USA assumed full ownership of Emerald Square Mall following its acquisition from Kohan Retail Investment Group, which had purchased the property from Simon Property Group in 2022.^[5][11] This shift emphasizes revitalization efforts aimed at restoring vibrancy, including repairs to infrastructure such as escalators and the development of family-oriented spaces to enhance visitor appeal.^[11] Management has prioritized attracting new tenants to address high vacancy rates, focusing on unique in-store experiences—like music and sensory enhancements—to differentiate from online retail competition, while encouraging small businesses to lease spaces.^[39] Specific plans remain forthcoming, but the approach underscores a commitment to local entertainment, dining options, and experiential retail to boost foot traffic.^[5] Community engagement forms a core component of these initiatives, with Summit Properties collaborating with North Attleborough town officials on mall-related matters since at least 2022.^[5] In August 2024, the mall solicited public input via a Facebook post, inviting residents to suggest desired businesses such as Nordstrom or J.Crew for vacant spaces, with responses directed to comments or email at [email protected].^[39] This effort aligns with increased social media activity on platforms like Facebook and Instagram to promote leasing opportunities and gather feedback.^[39] Additionally, the mall offers a free Community Workspace for patrons, reservable by contacting the manager, fostering local events and usage to build goodwill and utilization.^[51] These measures reflect a proactive stance amid broader regional discussions on potential mixed-use redevelopment, though the mall's strategy prioritizes operational revival over wholesale repurposing.^[52]

Broader Impact and Significance

Regional Economic Role

Emerald Square Mall functions as a key retail hub in southeastern Massachusetts, drawing approximately 2.1 million shoppers annually from North Attleborough and surrounding communities in Bristol County, as well as northern Rhode Island.^[3] Its location at the intersection of U.S. Route 1 and Interstate 295 facilitates accessibility for regional consumers, historically positioning it as a super-regional shopping destination that bolsters local sales tax revenues through visitor spending on apparel, general merchandise, and dining.^[40] The mall supports substantial employment in the retail trade sector, which constitutes 41% of North Attleborough's total jobs, with Emerald Square alone employing 2,800 to 3,000 workers at its operational peak in the early 2010s.^[53] These positions span sales associates, management, and support roles across its anchor stores like Macy's and JCPenney, contributing to payrolls that averaged $22,516 to $70,356 annually in the trade sector during that period.^[53] By attracting out-of-town visitors, the facility enhances the town's role as a net exporter of labor and commerce, with only 21% of residents working locally but retail drawing external economic activity.^[53] In terms of fiscal contributions, Emerald Square generated over $2.2 million in annual property tax revenue for North Attleborough as of 2014, forming part of the commercial sector's 16.4% share of the town's tax base valued at $550 million.^[53] However, persistent high vacancy rates—exacerbated by national retail shifts and e-commerce growth—have diminished these impacts in recent years, prompting local legislative efforts to incentivize revitalization and diversify the site's uses beyond traditional retailing.^[23] Despite challenges, the mall remains a pivotal node in the regional economy, with ongoing management strategies aimed at sustaining its draw for cross-border shoppers and potential mixed-use redevelopment to restore employment and revenue streams.^[5]

Criticisms and Local Perceptions

Local residents and visitors frequently describe Emerald Square as a fading retail destination, with perceptions dominated by its high vacancy rates—often exceeding 50%—and an overall sense of emptiness and neglect. Online reviews highlight dusty vacant storefronts, outdated directory signs lacking current store information, and a quiet, abandoned atmosphere despite basic cleanliness in common areas.^[10][54][55] Criticisms center on insufficient investment in maintenance and revitalization by ownership, contributing to physical disrepair and reduced foot traffic. In February 2025, State Representative Steven Scanlon introduced legislation to facilitate redevelopment, citing the mall's deterioration as a safety hazard exacerbated by persistent vacancies. Local online discussions, including on Reddit's dead malls forum, echo this view, portraying the property as irredeemably declining and unlikely to recover without major intervention.^[44][43][56] Security concerns have intensified negative perceptions, with reports of shoplifting incidents at Macy's, including a 2023 theft of over $3,000 in fragrances by three suspects and earlier 2019 cases involving repeat offenders. A December 2016 armed robbery of a store employee netting more than $4,000 further underscored vulnerabilities in the under-patrolled environment. Additionally, a September 22, 2024, rodeo event in the mall's parking lot saw eight bulls escape due to a loose fence pin, prompting public safety alerts from the North Attleborough Fire Department, though an investigation cleared organizers of negligence.^{[57][58][59][60][61]}