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Mid South Mall, historically recognized as the first enclosed shopping center in the Mid-South region, is situated in the Whitehaven neighborhood of South Memphis, Tennessee, at the intersection of Elvis Presley Boulevard and East Shelby Drive. Constructed in 1966, the single-level property encompasses approximately 220,000 square feet of gross leasable area on a 19-acre site, accommodating over 60 retail spaces.
Ownership is held by Namdar Realty Group, with management by Mason Asset Management. As of early 2026, the mall operates amid notable challenges, including the vacancy of its two former anchor stores—Macy's, which closed in 2015, and Sears, shuttered in 2019—resulting in an estimated occupancy rate below 50%. Recent redevelopment initiatives have introduced a self-storage facility in the former Sears space, alongside new outparcels for Starbucks and AutoZone, aiming to diversify usage and stabilize cash flow.
The tenant mix primarily features value-oriented small-format retailers, beauty salons, apparel shops, electronics kiosks, and quick-service eateries, serving local community needs rather than regional draw. The surrounding demographics include a 3-mile trade area population of around 85,000, predominantly African American (over 90%), with a median household income of $35,000, median age of 36, and high vehicle ownership, reflecting a working-class base sensitive to pricing.
Accessibility benefits from proximity to Interstate 55 (1 mile) and major arterials, plus Memphis Area Transit Authority bus routes, though traffic congestion during peak hours can impede flow. Footfall metrics indicate annual visitor counts of 1.5-2 million, a decline from historical peaks due to anchor losses and e-commerce trends.
Leasing advantages encompass below-market rent rates of $15-25 per square foot (triple net), flexible terms for short-term or pop-up concepts, and positioning in an established corridor with loyal local patronage. Drawbacks include aging infrastructure requiring deferred maintenance, intense competition from higher-performing centers like Wolfchase Galleria and Carriage Crossing, market saturation in discount categories, and socioeconomic factors contributing to reduced spending power.
Overall, the property suits resilient, community-focused retailers willing to navigate operational risks for cost-effective entry into the Memphis market.
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Hours of Operation
Hours
| Monday | 10:00 AM — 07:00 PM |
| Tuesday | 10:00 AM — 07:00 PM |
| Wednesday | 10:00 AM — 07:00 PM |
| Thursday | 10:00 AM — 07:00 PM |
| Friday | 10:00 AM — 08:00 PM |
| Saturday | 10:00 AM — 08:00 PM |
| Sunday | 12:00 PM — 06:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Footfall
The Whitehaven vicinity features a diverse yet economically challenged demographic profile, with a 5-mile radius population exceeding 150,000, 92% African American, median household income of $32,500 (below the Memphis average of $52,000 per 2020 Census updates), and an unemployment rate around 8%. Household sizes average 2.8 persons, with strong demand for affordable apparel, beauty, and food services. Footfall has diminished to approximately 1.2 million visitors annually as of 2025 data from local retail reports, impacted by the absence of anchors that once drove traffic; weekend peaks reach 5,000 daily, but overall conversion rates lag due to limited dwell time and competing leisure options like nearby Graceland attractions.
Tenant Mix and Occupancy
Occupancy stands at roughly 45% in 2026, with about 35 active tenants amid 60 available spaces, per commercial real estate listings. The mix emphasizes budget-friendly categories: 40% apparel and accessories (e.g., rue21, local boutiques), 25% services (nail salons, cell phone repairs), 20% food (fast-casual like Subway, Chinese takeout), and 15% miscellaneous kiosks. Vacant anchor pads (over 100,000 sq ft combined) represent opportunities for big-box repurposing but highlight weaknesses in drawing national chains. Operational quality is moderate, with common areas maintained but individual stores varying in upkeep; risks include tenant turnover from low sales per square foot, estimated at $300 annually versus $500 citywide.
Competition, Accessibility, and Lease Terms
Primary competition includes Wolfchase Galleria (10 miles north, 95% occupancy, upscale tenant mix with Dillard's and JCPenney) and Carriage Crossing (15 miles east, lifestyle format with 90% occupancy), which capture higher-income shoppers and generate 5-7 million annual visitors each. Local strip centers along Shelby Drive add saturation in grocery and dollar stores. Accessibility is favorable via I-55 ramps (under 2 minutes) and four bus lines, but pedestrian access is limited without sidewalks, and parking ratios (5:1,000 sq ft) suffice yet show underutilization. Lease terms offer base rents of $18-22 PSF NNN, with concessions like free rent periods (3-6 months) and TI allowances up to $20 PSF for qualified tenants; however, escalation clauses (3% annual) and CAM fees ($5-7 PSF) could strain margins in a low-velocity environment, compounded by infrastructure issues like outdated HVAC systems.
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Memphis, TN
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City Snapshot
Memphis, TN
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