04/12/2026
As of 1995, the U.S. had 41,235 operating shopping centers (including some 1,800 large regional malls) according to a Capital One Shopping Research Report. Today, there are roughly 900 and there are expected to be much less by 2028.
According to author Malcolm Gladwell, who examines the growth of the mall in his 2004 piece for The New Yorker, Congress accelerated the depreciation process for new construction in 1954, making brand new shopping centers more lucrative to invest in than stocks. Gladwell wrote, '"For tax purposes, in the early 50s the useful life of a building was held to be 40 years, so a developer could deduct one-fortieth of the value of his building from his income every year. A new forty-million-dollar mall, then, had an annual depreciation deduction of a million dollars."
The 1954 depreciation process meant developers were no longer limited to earning one million dollars each year. They could draw much larger sums by calling them depreciation losses, which were tax free money. This accelerated depreciation enabled owners to take huge deductions in the early years of a project’s life, which essentially transformed real-estate development into a lucrative tax shelter.
"Suddenly it was possible to make much more money investing in things like shopping centers than buying stocks," Gladwell wrote, adding, "so money poured into real-estate investment companies."
Developers went nuts building more and more malls to take advantage of that 1954 tax break. By the 1980s, Congress did away with the accelerated depreciation and went to a straight line depreciation, decreasing the amount of money owners could take from the property.
The 1954 law gave mall owners no reason to modernize their malls as time went on as they could take that tax free money for 40 years. That meant malls were aging out of their usefulness, from their owner's perspective, starting in the mid-1990s and continuing until around 2015, which covers the majority of the decline of the urban shopping mall. Many owners sold the properties after they got their early years' profits out of it.
Suburbs were dotted with huge, monolithic (and not particularly aesthetically pleasing) malls that were the official hangout spots of countless teens across the U.S. Malls spawned the creation of brands, especially in their food courts: Panda Express, Cinnabon, Sbarro, Contempo Casuals, and Spencer Gifts. As malls fell into disrepair, those brands suffered as well. Read more about this phenomenon below.
