The Johnstown Galleria
A two-level shopping mall in Johnstown, Pennsylvania, anchored by Boscov's and J. C. Penney.
Last updated August 25, 2026
AI crawler reads
No AI crawler has read this profile since Oct 28, 2026.
Overview
The Johnstown Galleria is a two-level shopping mall in Johnstown, Pennsylvania. It was developed by Zamias Services, Inc. and opened on October 22, 1992, after Boscov's had opened its store at the site on September 19 of the same year. The Boscov's location was the department-store chain's first purpose-built store in central or western Pennsylvania. At opening, the mall was anchored by Bon-Ton, Boscov's, J. C. Penney, and Sears, with space planned for a fifth anchor that was never occupied. The center was designed as a major regional retail destination for the Johnstown area and initially combined traditional department-store anchors with smaller specialty tenants. A Steve & Barry's store operated at the mall in a smaller-format location for a limited period during the late 2000s. The mall's anchor buildings were not all held under the same ownership structure: Boscov's, the former Bon-Ton building, and the former Sears building were independently owned from the mall property itself. Zamias sold the mall in 2008 to Gemini Real Estate Advisors for a reported $57 million while continuing to manage the property. Adar Johnstown Limited Liability Corporation acquired the real estate on which the mall was located in 2014. During the following years, the property experienced anchor closures, tax-assessment disputes, maintenance concerns, and financial distress. Bon-Ton closed in April 2018, becoming the first original anchor to leave, and Sears closed during the summer of the same year. In 2018, the owners also obtained a court-approved reduction in the mall's assessed value in a dispute with the Richland School District. Financial pressure intensified in 2019 and 2020. Reports stated that the property's owner had stopped making mortgage payments in October 2019 and owed approximately $14.6 million. Because the property entered receivership, Spinoso Real Estate Group replaced Zamias Services as manager on February 1, 2020. The property was threatened with a county tax sale over unpaid taxes, but it was removed from the scheduled sale after the owner arranged a payment plan. A planned sheriff's sale was subsequently delayed. The Galleria served a public-health role as a COVID-19 vaccination site in early 2021. On September 10, 2021, the mall was sold at sheriff's sale to U.S. Bank National Association for $238,718. The mall property, excluding separately owned anchor buildings, was later auctioned in August 2022 and sold for $3.15 million to Leo Karruli. Boscov's and J. C. Penney remain the principal identified anchors in the available reference material. The mall's history reflects the changing economics of enclosed regional shopping centers, including department-store contraction, property-tax disputes, distressed ownership, and subsequent ownership restructuring.
History
The Johnstown Galleria was developed by Zamias Services, Inc. in Johnstown, Pennsylvania, as a two-level enclosed regional shopping mall. Boscov's opened its store on September 19, 1992, ahead of the mall's formal opening on October 22. The store was notable as Boscov's first purpose-built location in central or western Pennsylvania. The completed center opened with four anchors: Bon-Ton, Boscov's, J. C. Penney, and Sears. A fifth anchor position was planned but never occupied. The mall's early tenant mix followed the conventional regional-mall model of the period, combining department stores with smaller specialty retailers. Steve & Barry's operated a small-format store at the center for a short time during the late 2000s. Ownership and management later changed several times. Zamias sold the mall to Gemini Real Estate Advisors in 2008 for a reported $57 million but remained involved as property manager. In 2014, Adar Johnstown Limited Liability Corporation purchased the underlying mall property. The anchor buildings were not uniformly owned by the mall owner; Boscov's, the former Bon-Ton building, and the former Sears building were identified as independently owned properties. The center entered a difficult period as department-store chains reduced their physical footprints and the value of enclosed malls weakened. Bon-Ton closed its location in late April 2018, making it the first original anchor to leave the Galleria. Sears followed with a closure in summer 2018. The property was also involved in tax-assessment litigation and settlements. Pax Mall Realty settled a dispute with Cambria County concerning the value assigned to the Boscov's anchor. Separately, the mall's owners successfully challenged a Richland School District assessment, reducing the mall's assessed value from $6.5 million to $3 million. Public reporting in 2019 also described deteriorating parking-lot and roadway conditions. Financial distress became more visible in 2019 and 2020. Adar Johnstown was reported to owe approximately $14.6 million and to have stopped mortgage payments in October 2019. Because the mall entered receivership, Spinoso Real Estate Group assumed management from Zamias Services on February 1, 2020. The property was scheduled for a September 2020 tax sale because of approximately $1.1 million in unpaid taxes. It was removed from that sale after Adar Johnstown established a payment plan. A sheriff's sale planned for December 2020 was later postponed. During early 2021, the mall was repurposed temporarily as a COVID-19 vaccination site, giving the property a community-services role beyond retail. On September 10, 2021, U.S. Bank National Association acquired the mall at a sheriff's sale for $238,718. In August 2022, the mall property excluding the separately owned anchor buildings was auctioned again and sold for $3.15 million to Leo Karruli. The available reference material identifies Boscov's and J. C. Penney as the remaining principal anchors, but does not provide a complete current tenant directory or detailed information about subsequent redevelopment.
- 2022
Leo Karruli purchases the mall property
[1]The portion of the mall property excluding separately owned anchor buildings sold at auction for $3.15 million.
- 2021
U.S. Bank acquires the mall at sheriff's sale
[1]U.S. Bank National Association purchased the mall on September 10 for $238,718.
- 2020
Management changes during receivership
[1]Spinoso Real Estate Group became manager on February 1 after the property entered receivership.
- 2018
Bon-Ton and Sears depart
[1]Bon-Ton closed in April and Sears closed during the summer, ending the tenancy of two original anchors.
- 2014
Adar Johnstown acquires the property
[1]Adar Johnstown Limited Liability Corporation purchased the real estate on which the mall was located.
- 2008
Ownership transfers to Gemini Real Estate Advisors
[1]Zamias Services sold the mall to Gemini Real Estate Advisors while retaining management responsibilities.
- 1992
Boscov's opens before the mall
[1]Boscov's opened at the site on September 19, 1992, several weeks before the formal launch of the shopping center.
- 1992
The Johnstown Galleria opens
[1]The two-level mall opened on October 22 with Bon-Ton, Boscov's, J. C. Penney, and Sears as anchors.
Products and positioning
A regional enclosed shopping mall serving Johnstown and surrounding communities through department-store anchors, specialty retailers, and consumer services.
Department store anchor · 1992
Boscov's
Boscov's was one of the mall's original anchors and opened at the site on September 19, 1992. The location was described as the chain's first store constructed in central or western Pennsylvania. Its department-store assortment traditionally includes apparel, accessories, beauty products, home goods, furniture, and seasonal merchandise, although a current store-specific assortment is not documented in the supplied material.
Department store anchor · 1992
J. C. Penney
J. C. Penney was an original anchor when the Johnstown Galleria opened in October 1992. The chain is a broad-based department-store retailer associated with apparel, footwear, beauty, home products, and related consumer merchandise. The available reference identifies J. C. Penney as one of the mall's principal anchors but does not provide current store-level operating details.
Former department store anchor · 1992
Bon-Ton
Bon-Ton was one of the four original department-store anchors at the mall's 1992 opening. It operated for more than two decades before closing in late April 2018. The closure made Bon-Ton the first original anchor to leave the Johnstown Galleria.
Former department store anchor · 1992
Sears
Sears opened as one of the Johnstown Galleria's original anchors in 1992. Its store closed during the summer of 2018, reflecting the broader contraction of the Sears department-store network. The Sears building was separately owned from the main mall property.
Former specialty apparel store
Steve & Barry's
Steve & Barry's operated a small-format store at the mall for a short period during the late 2000s. The supplied reference does not specify the exact opening or closing dates or provide additional store-level details.
Brand decisions
2022
Auction sale to Leo KarruliM&ABackground
The mall property was offered for sale after the preceding sheriff's-sale acquisition.
Action taken
The mall, excluding separately owned anchor buildings, was auctioned in August 2022 and sold to Leo Karruli.
Aftermath
The transaction established Leo Karruli as the identified owner of the main mall property in the supplied reference material.
Auction purchase price. $3,150,000 (August 2022)
2021
Temporary use as a COVID-19 vaccination siteOtherBackground
The mall provided a large indoor venue during the public-health response to the COVID-19 pandemic.
Action taken
The Galleria hosted vaccination activities during early 2021.
Aftermath
The use demonstrated a temporary community-services function for the retail property, although the supplied material does not document its scale or duration.
2021
Sheriff's-sale acquisition by U.S. BankM&ABackground
The mall faced financial distress and delayed sale proceedings after its owner reportedly stopped mortgage payments.
Action taken
U.S. Bank National Association acquired the mall at a sheriff's sale on September 10, 2021.
Aftermath
The acquisition transferred the property following receivership and unresolved debt-related proceedings.
Sheriff's-sale purchase price. $238,718 (September 10, 2021)
2020
Management transition during receivershipStrategyBackground
The property entered receivership after reported mortgage-payment problems and substantial debt.
Action taken
Spinoso Real Estate Group replaced Zamias Services as mall manager on February 1, 2020.
Aftermath
The management change occurred while the property faced tax-sale and sheriff's-sale proceedings.
2008
Sale to Gemini Real Estate AdvisorsM&ABackground
Zamias Services transferred ownership of the mall after operating and developing the property.
Action taken
Gemini Real Estate Advisors acquired the mall for a reported $57 million, while Zamias remained as manager.
Aftermath
The transaction separated ownership from continuing management and preceded later ownership changes.
Reported sale price. $57 million (2008)
Sources2 sources
Cite this profile: Cite the canonical profile. /brand-wiki/the-johnstown-galleria · Editorial policy · How profiles are compiled