Washington Mall
A former enclosed shopping mall in South Strabane Township, Washington County, Pennsylvania.
Last updated August 26, 2026
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Overview
Washington Mall was an enclosed shopping mall located just outside the city of Washington in South Strabane Township, Washington County, Pennsylvania. It opened on October 17, 1968, with 45 stores and became one of the principal retail destinations in the Washington area. Its original tenant mix combined a traditional department-store anchor, grocery and discount-oriented junior anchors, specialty shops, and a small movie theater. J. C. Penney served as the principal anchor and operated a freestanding automotive center, while G. C. Murphy, Thorofare Grocery Store, and Giant Eagle provided additional traffic-generating uses. The property expanded in the late 1980s. A two-level addition introduced Toys R Us and Jo-Ann Fabrics, while Giant Eagle moved into a larger lower-level space that also absorbed the former theater area. Several of the newer or enlarged stores were accessible from outside rather than through the enclosed mall. The original Giant Eagle location was subsequently used by Pottery Factory Outlet. In the 1990s, Staples replaced the former Marianne Shop space, and the property received limited cosmetic improvements, including new flooring and paint. Tenant turnover continued, with Thompson Hardware replaced by Dollar General and several specialty retailers leaving during the late 1990s. By the early 2000s, Washington Mall was experiencing the effects of intensified local competition and changing retail patterns. J. C. Penney announced a remodel in 2001, and proposals were made for additional occupants and a conversion of the site into a more conventional shopping plaza. The proposed 2004 redevelopment would have retained Staples, J. C. Penney, and Toys R Us while adding a large new anchor, but it was delayed and never completed. J. C. Penney briefly relocated to the nearby Foundry shopping center in 2007 before returning to Washington Mall in 2008 after problems at the replacement site. The mall's interior effectively ceased operating as a conventional enclosed retail environment after Jo-Ann Fabrics departed for Washington Crown Center in July 2014. J. C. Penney closed permanently in May 2014, and Toys R Us later left during that company's 2018 bankruptcy. Seasonal Spirit Halloween operations occupied portions of the former J. C. Penney and Toys R Us areas at different times, while Gabe's used the former Toys R Us space as a distribution center from 2022 to 2023. By early 2024, only a small number of exterior-access businesses remained, including Grand China Buffet and Harbor Freight Tools; Staples closed in February 2024 after the owner declined to undertake required building-code work. The mall was managed by J. J. Gumberg Co. and later by Chapman Business Properties. Ownership was associated with 79/70 Associates, a local developer with holdings in Washington County. Its decline was attributed to competition from the expanded Franklin Mall, later renamed Washington Crown Center, the nearby Tanger Outlets, and newer power centers. Deferred maintenance and visible deterioration further reduced the property's viability. Demolition plans were announced in February 2025. After asbestos removal, demolition reportedly began in July 2025, with redevelopment plans calling for a Costco on the site and conversion or redevelopment of portions of the former retail property. By late 2025, much of the central structure and portions of the former J. C. Penney building had been removed.
History
Washington Mall opened on October 17, 1968, in South Strabane Township, immediately outside Washington, Pennsylvania. The original enclosed center contained 45 stores. Its principal anchor was J. C. Penney, which also operated a freestanding auto center. The initial tenant mix included G. C. Murphy, Thorofare Grocery Store, and Giant Eagle as junior anchors, along with specialty retailers and a two-screen movie theater in a partial lower level. During the late 1980s, the property underwent a significant expansion. A new two-level section added Toys R Us and Jo-Ann Fabrics, while Giant Eagle moved into a larger lower-level store that incorporated the former theater area. Toys R Us and the expanded Giant Eagle were configured with exterior access rather than relying on the enclosed mall's interior circulation. The former Giant Eagle space at the opposite end became a Pottery Factory Outlet, and the original theater was replaced by a larger freestanding multiplex on the mall perimeter. The center received only modest modernization during the 1990s. Staples was under construction in 1996 in space formerly occupied by the Marianne Shop. Thompson Hardware closed in June 1997 and was eventually replaced by Dollar General. Pottery Factory Outlet closed in February 1998. Giant Eagle closed in 1999 but reportedly continued paying its lease through 2001. Other departures included Afterthoughts and Altmeyer in 1999. These changes reflected increasing pressure on the mall's tenant base and the growing importance of newer retail formats in the area. In 2001, J. C. Penney announced a remodel that would add housewares and custom-decorating departments. Additional proposals included a REX store in the former Pottery Factory Outlet space and a D&K Stores location near Dollar General. A Baskin-Robbins outlet also closed and became the independently operated Pap Pap's Ice Cream after its operator cited the cost of franchise fees. In 2004, a broader redevelopment proposal sought to convert the enclosed mall into a more traditional shopping plaza. The concept would have retained Staples, J. C. Penney, and Toys R Us while creating an approximately 88,000-square-foot anchor space, but the proposal was delayed and never realized. J. C. Penney closed its mall store in February 2007 and moved to the nearby Foundry shopping center the following month. Structural settling problems at the replacement site, combined with financial difficulties involving the property's ownership, contributed to J. C. Penney's return to Washington Mall in mid-September 2008. The return provided a temporary anchor, but it did not reverse the mall's longer-term decline. Washington Mall's competitive position weakened as Franklin Mall was expanded and renovated, later becoming Washington Crown Center, and as a Tanger Outlets center and other power centers opened nearby. Retailers and customers increasingly shifted toward these newer destinations. By the mid-2000s, much of Washington Mall was vacant, maintenance was deteriorating, and only limited changes were made to the physical plant. In the early 2010s, sections of the interior had been sealed off. The detached cinema associated with the property closed in 2013 and was demolished in 2016. J. C. Penney announced another closure in January 2014 as part of a nationwide plan to close 33 stores; the Washington Mall location shut in May. Jo-Ann Fabrics left for Washington Crown Center in July 2014, making it the last active interior tenant. The former J. C. Penney space was periodically used by Spirit Halloween between 2014 and 2017 and again during later Halloween seasons. Toys R Us closed during that company's 2018 bankruptcy. The mall's main sign and the Imperial Cleaners sign were removed, and fencing was installed around the former J. C. Penney area to restrict trespassing. From 2019 through 2022, Spirit Halloween used vacant portions of the site seasonally. Gabe's then used the former Toys R Us area as a distribution center from 2022 to 2023. By early 2024, the property had little conventional mall activity. Grand China Buffet and Harbor Freight Tools remained open through exterior entrances, while Staples closed in February after the owner declined to complete work required to bring the building up to code. The property was managed by J. J. Gumberg Co. and later by Chapman Business Properties. Ownership was associated with 79/70 Associates, a local developer with multiple Washington County holdings. In February 2025, plans were announced to demolish the mall. Following asbestos removal, demolition reportedly began in July 2025. The proposed redevelopment included a Costco, while the former Toys R Us section was identified for renovation or conversion into a car dealership. By late September 2025, Neiswonger Construction had removed substantial portions of the interior and the north wall; by December, most of the central structure had been demolished and work had begun on the former J. C. Penney building. A new 6,000-square-foot Harbor Freight store was also under development on the southeast side.
- 2025
Demolition begins
[1]Demolition follows announced redevelopment plans, including a proposed Costco on the former mall site.
- 2024
Staples closes
[1]Staples shuts its location in February after the owner declines building-code remediation.
- 2022
Former Toys R Us space becomes a distribution center
[1]Gabe's uses the former Toys R Us space for distribution operations through 2023.
- 2018
Toys R Us closes
[1]The Toys R Us location closes during the retailer's bankruptcy.
- 2014
J. C. Penney and Jo-Ann Fabrics depart
[1]J. C. Penney closes in May and Jo-Ann Fabrics leaves in July, ending active interior mall tenancy.
- 2013
Associated cinema closes
[1]The detached cinema associated with the mall closes; the building is demolished in 2016.
- 2008
J. C. Penney returns
[1]J. C. Penney returns to Washington Mall after problems at its replacement site.
- 2007
J. C. Penney relocates to the Foundry
[1]J. C. Penney closes at Washington Mall and moves to a nearby shopping center.
- 2004
Shopping-plaza conversion is proposed
[1]A plan proposes replacing the enclosed-mall format with a more traditional plaza while retaining selected anchors, but it is not implemented.
- 2001
J. C. Penney remodel is announced
[1]J. C. Penney plans a remodel with housewares and custom-decorating departments.
Products and positioning
A regional enclosed shopping mall serving Washington County and the surrounding southwestern Pennsylvania market. It initially competed through a department-store anchor, grocery and discount tenants, specialty retail, and entertainment, but later lost relevance as newer malls, outlet centers, and power centers attracted retailers and customers.
Department store · 1968
J. C. Penney
J. C. Penney was Washington Mall's principal original anchor and operated a freestanding auto center. The store later announced a remodel incorporating housewares and custom-decorating departments. It moved to the nearby Foundry shopping center in 2007, returned in 2008, and permanently closed in May 2014.
Toy retailer · 1987
Toys R Us
Toys R Us was added in the late-1980s expansion in a two-level section with exterior access. The store became one of the property's principal later-era traffic generators before closing during the retailer's 2018 bankruptcy. The space was subsequently used by Gabe's as a distribution center from 2022 to 2023.
Supermarket · 1968
Giant Eagle
Giant Eagle was an early junior anchor and later moved into a larger lower-level space created during the mall's expansion. It closed in 1999, although the company reportedly continued paying its lease through 2001.
Craft and fabric retailer · 1987
Jo-Ann Fabrics
Jo-Ann Fabrics occupied the upper level of the late-1980s expansion. Its departure for the nearby Washington Crown Center in July 2014 made it the last remaining active interior tenant of Washington Mall.
Office-supply retailer · 1996
Staples
Staples replaced the former Marianne Shop space in the mid-1990s and became one of the property's longest-lasting later anchors. It closed in February 2024 after the owner declined to bring the building up to code.
Seasonal retailer · 2014
Spirit Halloween
Spirit Halloween used vacant parts of the former J. C. Penney area seasonally from 2014 to 2017 and again during Halloween seasons from 2019 through 2022.
Brand decisions
2025
Demolition and site redevelopmentStrategyBackground
After years of declining occupancy, physical deterioration, and building-code concerns, the former mall no longer operated as a conventional enclosed retail center.
Action taken
Demolition was announced after asbestos removal, with a Costco planned for the site and additional redevelopment proposed for former mall areas.
Aftermath
Demolition reportedly began in July 2025. By late 2025, most of the central structure had been removed and the former J. C. Penney building was also being demolished.
2004
Proposed conversion from enclosed mall to shopping plazaStrategyBackground
The property faced increasing competition from Washington Crown Center, outlet retail, and newer power centers. A more open shopping-plaza format was proposed as a way to reposition the site.
Action taken
Plans called for retaining Staples, J. C. Penney, and Toys R Us and adding an approximately 88,000-square-foot anchor space.
Aftermath
The proposal was delayed and never realized. Vacancy and maintenance problems continued, followed by the loss of major tenants and eventual demolition planning.
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