<turbo-stream action="replace" target="mall-map-wrapper"><template><div data-controller="map" data-lat="33.6825" data-lng="-112.1055" data-map-catchment-data-value="{&quot;lat&quot;:&quot;33.6825&quot;,&quot;lng&quot;:&quot;-112.1055&quot;,&quot;primary_radius&quot;:5.0,&quot;secondary_radius&quot;:15.0,&quot;population&quot;:800000}" data-map-demographic-summary-value="{&quot;Mall Demographics&quot;:[{&quot;label&quot;:&quot;Primary Catchment Area&quot;,&quot;value&quot;:&quot;10 km radius&quot;,&quot;description&quot;:&quot;Estimated primary trade area within 10 km, focusing on local northwest Phoenix residents&quot;},{&quot;label&quot;:&quot;Secondary Catchment Area&quot;,&quot;value&quot;:&quot;30 km radius&quot;,&quot;description&quot;:&quot;Estimated secondary trade area extending to 30 km, covering broader metro area&quot;},{&quot;label&quot;:&quot;Catchment area population&quot;,&quot;value&quot;:&quot;800,000 People&quot;,&quot;description&quot;:&quot;Estimated total population in primary and secondary catchment areas based on Phoenix metro growth data&quot;},{&quot;label&quot;:&quot;Population growth rate&quot;,&quot;value&quot;:&quot;2.1&quot;,&quot;description&quot;:&quot;Annual population growth rate for Phoenix metro area from 2022-2023 Census data&quot;},{&quot;label&quot;:&quot;Median age&quot;,&quot;value&quot;:&quot;34.8 Years&quot;,&quot;description&quot;:&quot;Median age of residents in Phoenix from 2023 Census data&quot;},{&quot;label&quot;:&quot;Household size&quot;,&quot;value&quot;:&quot;2.7 Persons&quot;,&quot;description&quot;:&quot;Average household size in Phoenix from Census data&quot;},{&quot;label&quot;:&quot;Education level (tertiary)&quot;,&quot;value&quot;:&quot;32.0&quot;,&quot;description&quot;:&quot;Percentage of population aged 25+ with bachelor&#39;s degree or higher in Phoenix metro&quot;}],&quot;Economic Indicators&quot;:[{&quot;label&quot;:&quot;Median household income&quot;,&quot;value&quot;:&quot;$77,041 USD&quot;,&quot;description&quot;:&quot;Median household income in Phoenix from 2023 Census data&quot;},{&quot;label&quot;:&quot;Unemployment rate&quot;,&quot;value&quot;:&quot;4.2&quot;,&quot;description&quot;:&quot;Unemployment rate in Phoenix metro area as of 2023&quot;},{&quot;label&quot;:&quot;Cost of living index&quot;,&quot;value&quot;:&quot;105 Index&quot;,&quot;description&quot;:&quot;Cost of living index for Phoenix (US average=100) based on recent economic reports&quot;}],&quot;Consumer Spending&quot;:[{&quot;label&quot;:&quot;Retail spending per capita&quot;,&quot;value&quot;:&quot;$14,500 USD&quot;,&quot;description&quot;:&quot;Estimated annual retail spending per capita in Phoenix metro from BLS consumer expenditure data&quot;},{&quot;label&quot;:&quot;Spending on apparel&quot;,&quot;value&quot;:&quot;$1,800 USD&quot;,&quot;description&quot;:&quot;Annual per capita spending on apparel in US households, adjusted for Phoenix&quot;},{&quot;label&quot;:&quot;Spending on groceries&quot;,&quot;value&quot;:&quot;$4,500 USD&quot;,&quot;description&quot;:&quot;Annual per capita spending on groceries in Phoenix metro from BLS 2023-24 data&quot;},{&quot;label&quot;:&quot;Spending on electronics&quot;,&quot;value&quot;:&quot;$1,200 USD&quot;,&quot;description&quot;:&quot;Annual per capita spending on electronics in US retail data, applicable to Phoenix&quot;}],&quot;Mall Traffic \u0026 Performance&quot;:[{&quot;label&quot;:&quot;Annual foot traffic&quot;,&quot;value&quot;:&quot;12,000,000 Visitors&quot;,&quot;description&quot;:&quot;Historical annual foot traffic estimate pre-closure based on large regional mall averages&quot;},{&quot;label&quot;:&quot;Dwell time&quot;,&quot;value&quot;:&quot;55 Minutes&quot;,&quot;description&quot;:&quot;Average dwell time per visit from US mall industry averages&quot;},{&quot;label&quot;:&quot;Conversion rate&quot;,&quot;value&quot;:&quot;25.0&quot;,&quot;description&quot;:&quot;Estimated sales conversion rate from visitors to buyers in US malls&quot;},{&quot;label&quot;:&quot;Sales per square meter&quot;,&quot;value&quot;:&quot;$6,000 USD&quot;,&quot;description&quot;:&quot;Annual sales per square meter estimate for regional malls pre-closure&quot;}],&quot;Competition \u0026 Tenant Mix&quot;:[{&quot;label&quot;:&quot;Number of retail stores&quot;,&quot;value&quot;:&quot;120 Stores&quot;,&quot;description&quot;:&quot;Historical number of stores at Metrocenter Mall before closure&quot;},{&quot;label&quot;:&quot;Anchor tenant presence&quot;,&quot;value&quot;:&quot;Yes&quot;,&quot;description&quot;:&quot;Presence of anchors like Macy&#39;s and JCPenney pre-closure&quot;},{&quot;label&quot;:&quot;Competitor density (same category)&quot;,&quot;value&quot;:&quot;3 Malls&quot;,&quot;description&quot;:&quot;Number of competing regional malls within 20 km in Phoenix area&quot;},{&quot;label&quot;:&quot;Tenant diversity&quot;,&quot;value&quot;:&quot;High&quot;,&quot;description&quot;:&quot;Diverse mix including apparel, food, entertainment pre-closure&quot;},{&quot;label&quot;:&quot;Unique Concepts&quot;,&quot;value&quot;:&quot;Food court and cinema&quot;,&quot;description&quot;:&quot;Unique features like extensive food court and movie theater&quot;}],&quot;Real Estate \u0026 Leasing&quot;:[{&quot;label&quot;:&quot;Gross Leasable Area&quot;,&quot;value&quot;:&quot;130,064 sqm&quot;,&quot;description&quot;:&quot;Total gross leasable area of the mall (approx. 1.3 million sq ft)&quot;},{&quot;label&quot;:&quot;Number of Levels&quot;,&quot;value&quot;:&quot;2 Levels&quot;,&quot;description&quot;:&quot;Number of shopping levels in the enclosed mall structure&quot;},{&quot;label&quot;:&quot;Average rent per square meter&quot;,&quot;value&quot;:&quot;$450 USD/month&quot;,&quot;description&quot;:&quot;Estimated average rent for retail space in Phoenix malls pre-closure&quot;},{&quot;label&quot;:&quot;Vacancy rate&quot;,&quot;value&quot;:&quot;60.0&quot;,&quot;description&quot;:&quot;High vacancy rate leading up to 2020 closure based on reports&quot;},{&quot;label&quot;:&quot;Lease term flexibility&quot;,&quot;value&quot;:&quot;Moderate&quot;,&quot;description&quot;:&quot;Standard lease terms with some flexibility for anchors&quot;},{&quot;label&quot;:&quot;Available retail space&quot;,&quot;value&quot;:&quot;30,000 sqm&quot;,&quot;description&quot;:&quot;Estimated available space pre-closure or during wind-down&quot;}],&quot;Accessibility \u0026 Infrastructure&quot;:[{&quot;label&quot;:&quot;Proximity to main roads&quot;,&quot;value&quot;:&quot;Adjacent to I-17&quot;,&quot;description&quot;:&quot;Direct access to Interstate 17 for easy highway connectivity&quot;},{&quot;label&quot;:&quot;Public transport access&quot;,&quot;value&quot;:&quot;Light rail station nearby&quot;,&quot;description&quot;:&quot;Proximity to Valley Metro light rail extension completed in 2024&quot;},{&quot;label&quot;:&quot;Parking spaces&quot;,&quot;value&quot;:&quot;5,500 Spaces&quot;,&quot;description&quot;:&quot;Estimated parking capacity for the large regional mall site&quot;},{&quot;label&quot;:&quot;Pedestrian traffic&quot;,&quot;value&quot;:&quot;High&quot;,&quot;description&quot;:&quot;High pedestrian access due to urban location and transit improvements&quot;}],&quot;Digital \u0026 E-commerce Trends&quot;:[{&quot;label&quot;:&quot;E-commerce competition&quot;,&quot;value&quot;:&quot;High&quot;,&quot;description&quot;:&quot;Significant competition from online retail in US market&quot;},{&quot;label&quot;:&quot;Click-and-collect adoption&quot;,&quot;value&quot;:&quot;15.0&quot;,&quot;description&quot;:&quot;Estimated adoption rate for click-and-collect in US malls&quot;},{&quot;label&quot;:&quot;Internet penetration&quot;,&quot;value&quot;:&quot;95.0&quot;,&quot;description&quot;:&quot;Internet penetration rate in Phoenix households&quot;}],&quot;Safety \u0026 Security&quot;:[{&quot;label&quot;:&quot;Retail crime rate&quot;,&quot;value&quot;:&quot;Average&quot;,&quot;description&quot;:&quot;Average retail crime rate for Phoenix malls based on local reports&quot;},{&quot;label&quot;:&quot;Security measures&quot;,&quot;value&quot;:&quot;CCTV and on-site guards&quot;,&quot;description&quot;:&quot;Standard security including surveillance and personnel pre-closure&quot;}],&quot;Marketing \u0026 Events&quot;:[{&quot;label&quot;:&quot;Promotional events&quot;,&quot;value&quot;:&quot;Seasonal sales and holidays&quot;,&quot;description&quot;:&quot;Historical promotional events like Black Friday and holiday specials&quot;},{&quot;label&quot;:&quot;Loyalty program penetration&quot;,&quot;value&quot;:&quot;20.0&quot;,&quot;description&quot;:&quot;Estimated penetration of mall loyalty programs among visitors&quot;},{&quot;label&quot;:&quot;Digital signage presence&quot;,&quot;value&quot;:&quot;Yes&quot;,&quot;description&quot;:&quot;Presence of digital signage for promotions pre-closure&quot;}],&quot;Growth Potential&quot;:[{&quot;label&quot;:&quot;Projected foot traffic growth&quot;,&quot;value&quot;:&quot;N/A (redeveloping) %&quot;,&quot;description&quot;:&quot;No projection due to ongoing demolition and redevelopment&quot;},{&quot;label&quot;:&quot;New tenant pipeline&quot;,&quot;value&quot;:&quot;Mixed-use residential and retail&quot;,&quot;description&quot;:&quot;Pipeline for new tenants in The Metropolitan redevelopment project&quot;},{&quot;label&quot;:&quot;Mall expansion plans&quot;,&quot;value&quot;:&quot;$850 million redevelopment to urban village&quot;,&quot;description&quot;:&quot;Plans for transit-oriented mixed-use community replacing the mall&quot;}]}" data-map-mapbox-token-value="pk.eyJ1Ijoib2NjdXBpIiwiYSI6ImNtZXFkdHZwczBtNjIya215OWVpaGtucXoifQ.xiNo8HmyyKim2YrJ3LdqdQ" data-map-nearby-malls-value="{&quot;primary&quot;:[],&quot;secondary&quot;:[{&quot;id&quot;:5820,&quot;slug&quot;:&quot;metrocenter&quot;,&quot;name&quot;:&quot;Metrocenter&quot;,&quot;lat&quot;:&quot;33.5795216&quot;,&quot;lng&quot;:&quot;-112.122529&quot;,&quot;property_type&quot;:&quot;Super Regional&quot;,&quot;description&quot;:&quot;Metrocenter, located at the intersection of Interstate 17 and Peoria Avenue in north Phoenix, Arizona, was a prominent enclosed shopping mall that opened in 1973 and spanned 1.3 million square feet. It served as one of the largest malls in the Southwest until its closure on June 30, 2020, due to declining footfall, anchor tenant departures, and shifts in retail trends toward open-air centers. The property, previously anchored by Macy&#39;s, Sears, and JCPenney, experienced high vacancy rates exceeding 50% in its final years, reflecting broader challenges in traditional mall formats amid e-commerce growth and suburban migration. As of 2025, the site has undergone complete demolition and is undergoing an $850 million redevelopment by Concord Wilshire Capital into a mixed-use urban village called The Metropolitan. This project includes over 1,100 residential units (primarily townhomes and apartments), 200,000 square feet of retail and restaurant space, entertainment venues, and office components, with construction commencing in 2026 and phased openings targeted for 2027-2028. Phoenix&#39;s retail market remains robust, with overall vacancy at 5.1% in Q1 2025 per Cushman \u0026 Wakefield reports, driven by population growth exceeding 1.5% annually and household incomes averaging $75,000 in the north Phoenix area. The redevelopment positions Metrocenter as a revitalized destination integrating residential density to boost captive footfall for retailers. Leasing advantages include ground-floor retail in a pedestrian-friendly layout, proximity to major highways for accessibility, and synergy with new housing to ensure steady local traffic. However, the multi-year construction timeline delays immediate occupancy, and the tenant mix will emphasize experiential retail, dining, and services to align with market preferences for omnichannel experiences. Operational quality will benefit from modern infrastructure, contrasting the aging setup of the original mall, but risks involve construction disruptions and competition from established nearby centers. Overall, this transformation addresses past weaknesses like poor accessibility and outdated design, potentially enhancing retail performance in a high-growth corridor.&quot;,&quot;city&quot;:{&quot;name&quot;:&quot;Phoenix&quot;},&quot;anchor_tenants&quot;:&quot;Sears, JCPenney, Macy&#39;s, Dillard&#39;s, Walmart Supercenter, Harkins Theatres&quot;,&quot;distance&quot;:11.56,&quot;cover_photo&quot;:null,&quot;key_stats&quot;:{&quot;retail_stores_count&quot;:&quot;140&quot;,&quot;gla_sqm&quot;:&quot;130000&quot;,&quot;anchor_tenants&quot;:&quot;Sears, JCPenney, Macy&#39;s, Dillard&#39;s, Walmart Supercenter, Harkins Theatres&quot;}}],&quot;outside&quot;:[{&quot;id&quot;:9286,&quot;slug&quot;:&quot;mc-dowell-north-crossing&quot;,&quot;name&quot;:&quot;Mc Dowell North Crossing&quot;,&quot;lat&quot;:&quot;33.5123&quot;,&quot;lng&quot;:&quot;-112.069&quot;,&quot;property_type&quot;:&quot;Regional&quot;,&quot;description&quot;:&quot;Mc Dowell North Crossing is a neighborhood shopping center situated at the northeast corner of East McDowell Road and North Central Avenue in Phoenix, Arizona. Spanning 75,000 square feet of gross leasable area, the property was constructed in 1975 and underwent renovations in 2015. As of 2026, it maintains an occupancy rate of 88%, with average base rents at $22 per square foot on a triple net lease basis. The tenant mix comprises essential retailers including a 40,000 SF grocery anchor (similar to Fry\&quot;s Marketplace), a pharmacy, quick-service dining options such as Subway and Starbucks, and service-oriented businesses like a fitness center and auto repair shop. The center attracts approximately 4,500 daily visitors, benefiting from its location on a high-traffic corridor with over 50,000 vehicles per day. The 3-mile trade area encompasses a population of 140,000, with a median household income of $58,000 and a demographic profile that is 42% Hispanic, 35% White, and 15% African American, featuring a median age of 36 years. Accessibility is facilitated by proximity to Interstate 10 (1 mile) and public transit routes, with 400 parking spaces available. In the context of Phoenix\&quot;s retail market, the center holds a stable position in a densely populated urban neighborhood, offering reliable foot traffic for convenience-oriented tenants. Leasing advantages include short-term flexibility and low turnover among anchors, supported by a co-tenancy clause ensuring stability. However, challenges arise from intense local competition, including nearby power centers like Uptown Plaza, and potential infrastructure aging, with some HVAC systems nearing replacement. Market reports indicate moderate sales performance at $450 per square foot annually, influenced by economic factors in central Phoenix where retail saturation in food and services is evident. Overall, it suits retailers targeting value-conscious consumers but requires careful evaluation of traffic patterns and demographic shifts.&quot;,&quot;city&quot;:{&quot;name&quot;:&quot;Phoenix&quot;},&quot;anchor_tenants&quot;:&quot;Macy&#39;s, JCPenney&quot;,&quot;distance&quot;:19.22,&quot;cover_photo&quot;:null,&quot;key_stats&quot;:{&quot;retail_stores_count&quot;:&quot;45&quot;,&quot;gla_sqm&quot;:&quot;40000&quot;,&quot;anchor_tenants&quot;:&quot;Macy&#39;s, JCPenney&quot;}},{&quot;id&quot;:9287,&quot;slug&quot;:&quot;mc-dowell-south&quot;,&quot;name&quot;:&quot;Mc Dowell South&quot;,&quot;lat&quot;:&quot;33.46671&quot;,&quot;lng&quot;:&quot;-112.17015&quot;,&quot;property_type&quot;:&quot;Neighborhood&quot;,&quot;description&quot;:&quot;McDowell Marketplace is a 56,649 square foot grocery-anchored neighborhood shopping center located at 530 E McDowell Road in Phoenix, Arizona 85004. Fully leased with Safeway as the 42,693 SF anchor, the center features a mix of convenience and service-oriented tenants including Western Dental, H\u0026R Block, Element Nail Bar, Subway, The UPS Store, AT\u0026T, and Einstein Bros. Bagels. Positioned near downtown Phoenix and directly accessible via I-10 freeway, it experiences high traffic with 30,235 vehicles per day on McDowell Road and 37,781 on 7th Street. The property serves a vibrant urban market with a 1-mile radius population of 395,100, growing at 3.8% over five years, average household income of $101,900, and daytime population of 734,990. Within 3 miles, population is 148,730 with 7.4% growth, $93,500 median income, and 338,600 daytime workers. Annual visits total 1.3 million, with 9 monthly visits per customer. In Phoenix&#39;s retail landscape, marked by 4.9% vacancy and $25 per square foot average rents per Avison Young Q2 2024, the center offers stable leasing opportunities through its essential tenant mix and proximity to employment hubs, though urban density may pose parking and competition challenges from nearby developments.&quot;,&quot;city&quot;:{&quot;name&quot;:&quot;Phoenix&quot;},&quot;anchor_tenants&quot;:&quot;Food City, Dollar Tree&quot;,&quot;distance&quot;:24.73,&quot;cover_photo&quot;:null,&quot;key_stats&quot;:{&quot;retail_stores_count&quot;:&quot;85&quot;,&quot;gla_sqm&quot;:&quot;2500&quot;,&quot;anchor_tenants&quot;:&quot;Food City, Dollar Tree&quot;}}]}" data-map-update-url-value="/malls/metrocenter-mall" id="mall-map-wrapper"><div data-city="Phoenix" data-current-mall="true" data-id="metrocenter-mall" data-lat="33.6825" data-lng="-112.1055" data-map-target="mall" data-name="Metrocenter Mall" style="display: none;"></div><div data-map-target="map" id="map"></div><div class="demographic-panel collapsed" data-map-target="demographicPanel"><div class="panel-header"><h4><i aria-hidden="true" class="ri-bar-chart-line"></i> Market Demographics</h4><button class="toggle-btn" onclick="this.parentElement.parentElement.classList.toggle(&quot;collapsed&quot;)"><i aria-hidden="true" class="ri-arrow-down-s-line"></i></button></div><div class="panel-content"><div class="stats-category"><h5>Mall Demographics</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">10 km radius</div><div class="stat-label">Primary Catchment Area</div></div><div class="stat-card"><div class="stat-value">30 km radius</div><div class="stat-label">Secondary Catchment Area</div></div><div class="stat-card"><div class="stat-value">800,000 People</div><div class="stat-label">Catchment area population</div></div><div class="stat-card"><div class="stat-value">2.1</div><div class="stat-label">Population growth rate</div></div></div></div><div class="stats-category"><h5>Economic Indicators</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">$77,041 USD</div><div class="stat-label">Median household income</div></div><div class="stat-card"><div class="stat-value">4.2</div><div class="stat-label">Unemployment rate</div></div><div class="stat-card"><div class="stat-value">105 Index</div><div class="stat-label">Cost of living index</div></div></div></div><div class="stats-category"><h5>Consumer Spending</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">$14,500 USD</div><div class="stat-label">Retail spending per capita</div></div><div class="stat-card"><div class="stat-value">$1,800 USD</div><div class="stat-label">Spending on apparel</div></div><div class="stat-card"><div class="stat-value">$4,500 USD</div><div class="stat-label">Spending on groceries</div></div><div class="stat-card"><div class="stat-value">$1,200 USD</div><div class="stat-label">Spending on electronics</div></div></div></div><div class="stats-category"><h5>Mall Traffic &amp; Performance</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">12,000,000 Visitors</div><div class="stat-label">Annual foot traffic</div></div><div class="stat-card"><div class="stat-value">55 Minutes</div><div class="stat-label">Dwell time</div></div><div class="stat-card"><div class="stat-value">25.0</div><div class="stat-label">Conversion rate</div></div><div class="stat-card"><div class="stat-value">$6,000 USD</div><div class="stat-label">Sales per square meter</div></div></div></div><div class="stats-category"><h5>Competition &amp; Tenant Mix</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">120 Stores</div><div class="stat-label">Number of retail stores</div></div><div class="stat-card"><div class="stat-value">Yes</div><div class="stat-label">Anchor tenant presence</div></div><div class="stat-card"><div class="stat-value">3 Malls</div><div class="stat-label">Competitor density (same category)</div></div><div class="stat-card"><div class="stat-value">High</div><div class="stat-label">Tenant diversity</div></div></div></div><div class="stats-category"><h5>Real Estate &amp; Leasing</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">130,064 sqm</div><div class="stat-label">Gross Leasable Area</div></div><div class="stat-card"><div class="stat-value">2 Levels</div><div class="stat-label">Number of Levels</div></div><div class="stat-card"><div class="stat-value">$450 USD/month</div><div class="stat-label">Average rent per square meter</div></div><div class="stat-card"><div class="stat-value">60.0</div><div class="stat-label">Vacancy rate</div></div></div></div><div class="stats-category"><h5>Accessibility &amp; Infrastructure</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">Adjacent to I-17</div><div class="stat-label">Proximity to main roads</div></div><div class="stat-card"><div class="stat-value">Light rail station nearby</div><div class="stat-label">Public transport access</div></div><div class="stat-card"><div class="stat-value">5,500 Spaces</div><div class="stat-label">Parking spaces</div></div><div class="stat-card"><div class="stat-value">High</div><div class="stat-label">Pedestrian traffic</div></div></div></div><div class="stats-category"><h5>Digital &amp; E-commerce Trends</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">High</div><div class="stat-label">E-commerce competition</div></div><div class="stat-card"><div class="stat-value">15.0</div><div class="stat-label">Click-and-collect adoption</div></div><div class="stat-card"><div class="stat-value">95.0</div><div class="stat-label">Internet penetration</div></div></div></div><div class="stats-category"><h5>Safety &amp; Security</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">Average</div><div class="stat-label">Retail crime rate</div></div><div class="stat-card"><div class="stat-value">CCTV and on-site guards</div><div class="stat-label">Security measures</div></div></div></div><div class="stats-category"><h5>Marketing &amp; Events</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">Seasonal sales and holidays</div><div class="stat-label">Promotional events</div></div><div class="stat-card"><div class="stat-value">20.0</div><div class="stat-label">Loyalty program penetration</div></div><div class="stat-card"><div class="stat-value">Yes</div><div class="stat-label">Digital signage presence</div></div></div></div><div class="stats-category"><h5>Growth Potential</h5><div class="stats-grid"><div class="stat-card"><div class="stat-value">N/A (redeveloping) %</div><div class="stat-label">Projected foot traffic growth</div></div><div class="stat-card"><div class="stat-value">Mixed-use residential and retail</div><div class="stat-label">New tenant pipeline</div></div><div class="stat-card"><div class="stat-value">$850 million redevelopment to urban village</div><div class="stat-label">Mall expansion plans</div></div></div></div></div></div></div></template></turbo-stream>