Weekly Retail Real Estate News

Marc Perlof • December 1, 2023
Holiday Shopping Kicks Off With Record-Topping Thanksgiving Weekend


During the past few weeks, a number of brick-and-mortar retailers offered very cautious and even gloomy sales forecasts for the holiday season. But U.S. shoppers came out to stores in droves for the official kickoff of the end-of-year buying tradition.

A record-breaking 200.4 million consumers shopped over the five-day holiday weekend from Thanksgiving Day through Cyber Monday, up 2% and surpassing last year’s record of 196.7 million, according to the annual survey released Tuesday by the National Retail Federation and Prosper Insights & Analytics. The figure surpassed NRF’s initial expectations of 182 million shoppers by more than 18 million.

 

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Dollar Tree income falls; reviewing Family Dollar portfolio


Dollar Tree reported mixed third-quarter results as shoppers continued to cut back on discretionary purchases.

The deep discounter also said it has initiated a comprehensive review of its Family Dollar business “to address stores that are not aligned with its transformative vision for the company.”

 

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Jack in the Box’s ‘playbook’ for new markets seems to be working

 

During Jack in the Box’s fourth quarter earnings call last week, CEO Darin Harris reiterated that development is critical to the company’s story. It has been since mid-2021, when Jack relaunched a franchise development program after a decade-long break.

 

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Carrols is on the Front Lines of Burger King’s Comeback


Behind the bones of its $400 million comeback, Burger King’s turnaround is an optimization effort as much as a rethinking. Many of the frameworks at hand are designed to over-incentivize “A franchisees.” This calendar year, Burger King’s U.S. arm has closed a net of nearly 200 stores, with 300–400 gross expected to shut down across 2023. That’s well above the norm of roughly 200, but not an unexpected glitch in the journey. Pizza Hut, in August 2019, as it began to move away from Red Roof stores in favor of more carryout, delivery-friendly Delco units, started to shed underperforming restaurants and strengthen relationships with operators who were well-capitalized and committed to the close-and-replace approach.


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Amid CEO Change, El Pollo Loco Keeps Eyes On Accelerated Growth


Roughly three-and-a-half years ago, El Pollo Loco unveiled a new “acceleration agenda” intended to spark franchise growth across the country, become more asset-light, and further digitize the business. Since, the chicken chain has grown by a net of 13 restaurants to 492 stores, moved its franchise ownership percentage from 59 to 65 percent, and overhauled its rewards program.

 

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PacWest, Banc of CA Merger Approved


Four months after PacWest Bancorp and Banc of California Inc. announced their intent to merge under the Banc of California banner, the transaction officially closed on Nov. 30 following both shareholder and regulatory approval.


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BurgerFi Shows Confidence in Turnaround Despite Sales Dip


BurgerFi CEO Carl Bachmann said Wednesday that after 90 days on the job, he’s “more confident than ever” about his decision to join the fast casual. He also described his progress thus far as “very productive.” But a lot of work remains.

The brand’s same-store sales lowered 11 percent in Q3. That breaks down to a 15 percent dip at 26 corporate restaurants and a 9 percent drop for 84 franchised units. The difference in performance between the two groups is because franchised units have higher-performing nontraditional locations and corporate units are mostly based in a currently weaker South Florida market.


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Jack In The Box Inc. Q4 Profit Decreases, misses estimates


Jack In The Box Inc. (JACK) announced a profit for fourth quarter that decreased from the same period last year and missed the Street estimates. The company's earnings came in at $21.9 million, or $1.08 per share. This compares with $45.9 million, or $2.17 per share, in last year's fourth quarter.

 

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With Hundreds Of Closures Coming, Drugstores Can't Find The Cure For What Ails Them


In just the last two years, the country’s three largest pharmacy chains have announced plans to close some 1,500 locations nationwide, a response to increased competition and dampened demand that have bitten into their budgets.

This contraction comes as the retail category overall continues to improve slowly after years of bankruptcies and buyouts. Drugstores including Walgreens, CVS and Rite Aid can’t seem to seize on the broader retail reset as consumers find more convenient ways to get their medications and get pickier about the retailers they frequent.

 

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By Marc Perlof September 12, 2025
Cherished Malibu Seafood Shack The Reel Inn May Rebuild After State Reversal  Malibu’s one-of-a-kind seafood spot, The Reel Inn, may once again serve its signature fish puns and fried and grilled platters on Pacific Coast Highway after the state reversed its earlier position that blocked the restaurant’s return, according to Eater LA...
By Marc Perlof September 8, 2025
Hey, Retail Real Estate Rockstars! The Big Beautiful Bill (H.R. 1) has completely changed the rules for State and Local Taxes (SALT), which is great news for any property owner who has ever cringed when they see their tax bill. For those of you investing in retail real estate, this is the kind of victory that calls for a double espresso and a fresh pro forma. We're talking about actual tax relief in 2025. Let's dissect it. What Just Happened? The SALT deduction cap, once stuck at $10,000 per household, has officially increased to $40,000 for joint filers and $20,000 for single filers — but only between 2025 and 2029. After that, it’s back to the old cap unless Congress re-ups¹. Important Clarification for Property Owners While the IRS frames the new SALT cap in terms of individual filers ($20,000 single / $40,000 joint), the impact depends on how your retail property is owned: LLCs, Partnerships, and S-Corporations (Pass-Throughs): Income, expenses, and property taxes flow through to the owners’ personal returns. The higher SALT cap allows greater deductions here, boosting post-tax cash flow for the individual owners. Trusts & Estates: Similar pass-through treatment, meaning beneficiaries or trustees may capture the benefit depending on structure. C-Corporations: The SALT cap generally doesn’t apply, since corporate taxes are calculated differently and deductions follow corporate rules. REITs (Public or Private): REITs have their own tax regime, but shareholders who receive pass-through income may benefit at the individual level. Direct Individual Ownership: If you hold the property in your own name, property taxes fall directly under the SALT deduction rules. If you live in a high-tax state like California, New York, or New Jersey, this means you can deduct a lot more of your state income, property, and local sales taxes on your federal returns. Why Retail Property Owners Should Care More Deductible Property Taxes You can lower your taxable income on your federal return by deducting a larger portion of your high property taxes on retail assets. Boosts Post-Tax Cash Flow Increased deductions = less tax paid = more cash in your pocket. Offsets Reassessment or NNN CAM Spikes With inflation and property tax reassessments squeezing margins, this SALT cap increase gives you some room to breathe¹. Attractive to High-Income Buyers New investors seeking tax efficiency may find your retail property more alluring if you offer larger deductions. Strategic Planning Window: 2025–2029 These changes expire after 2029, so use this window wisely — structure sales, 1031 exchanges, or renovations when you can best leverage the deduction bump¹. Real Data, Real Impact The original SALT cap from the 2017 Tax Cuts and Jobs Act was projected to cost Californians alone over $12 billion in lost deductions annually². Nearly 30% of households in high-cost areas maxed out the previous SALT deduction limit². What About NNN Leases? Here’s the twist: if your property is on a triple-net (NNN) lease, your tenants — not you — pay the property taxes. For Landlords: The SALT cap change doesn’t directly benefit you, since you aren’t the one writing the property tax check. For Tenants: They may be able to deduct more of those property taxes on their federal returns, depending on how their business or personal tax filings are structured¹. Smart Move: Share this info with your tenants. Suggested Subject Line for Tenant Email: “You May Benefit from New Tax Deduction Rules (H.R. 1)” A simple note saying, “The new federal tax law (H.R. 1) increased the SALT deduction cap for 2025–2029. Since you pay property taxes under your NNN lease, this may be relevant for your tax planning. Please confirm with your CPA.” That small gesture positions you as knowledgeable, supportive, and proactive — which builds goodwill and strengthens tenant relationships. If you’re considering a sale, refinance, or exchange between now and 2029, let’s talk strategy while this deduction window is wide open #RetailRealEstate #CommercialRealEstate #TaxStrategy #SALTdeduction #PropertyOwners
By Marc Perlof September 5, 2025
The Iconic Reel Inn Malibu To Say Goodbye After 36 Years Plans to resurrect The Reel Inn Malibu after the Palisades Fire have been shelved following a decision by the California Department of Parks and Recreation not to renew the restaurant’s lease, as reported by The Wall Street Journal. The move effectively closes a 36-year chapter for the 144-seat seafood shack on Pacific Coast Highway, long recognizable for surfboards on the walls, clever signage, chalkboard menus, and the relaxed Malibu customers...
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