Behind the Phillipsburg Mall’s vacancies and decay is a tough retail climate and low-investment owners

It was September 1989 when the Phillipsburg Mall opened, providing the region in New Jersey with a shopping center closer to home. The area’s excitement was obvious on the mall’s first day, when drivers fought for open parking spots in a 4,000-space lot. By the time J.C. Penney opened the following spring, the shopping complex boasted 100 stores.

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