Eastridge

Eastridge, officially known as Eastridge Center, is a regional shopping mall in the Evergreen district of East San Jose, California. The center is located along Capitol Expressway and serves residents of San Jose’s East Side, particularly the Evergreen area. It combines traditional department-store retail with entertainment, fitness, dining, public events, and transportation access through the nearby Eastridge Transit Center operated by the Santa Clara Valley Transportation Authority. The mall opened on May 17, 1971, and was initially promoted as the largest enclosed shopping mall in the Western United States. Its original anchor lineup included Macy’s, Liberty House, J. C. Penney, Joseph Magnin Co., and Sears. Over time, the center’s tenant mix changed as department-store chains withdrew, merged, or closed locations. Liberty House was replaced by Emporium-Capwell, which later became part of Macy’s. The former Emporium-Capwell/Macy’s space was eventually demolished after standing vacant and was removed during the 2005 redevelopment. Eastridge has undergone several redesigns as retail habits, ownership, and the surrounding community have changed. A major renovation announced in 2017 produced the center’s most significant recent physical transformation. The redevelopment included new visual treatments and the commissioning of four large-scale murals by Aaron de la Cruz, Brendan Monroe, CYRCLE, and Lila Gemellos. Together, the murals cover approximately 20,000 square feet and are described in reference material as the largest collection of murals on a shopping center. The renovation helped position Eastridge as more than a conventional enclosed mall by emphasizing public art, entertainment, events, and community use. The center’s present or recently identified anchor and major destinations include JCPenney, Macy’s, AMC Theatres, Round 1 Entertainment, and 24 Hour Fitness. Eastridge also hosts farmers markets, holiday programming, and other community activities. Its entertainment offering gives the property a broader role in the East San Jose area, while its proximity to Lake Cunningham, Raging Waters San Jose, Reid-Hillview Airport, and the VTA transit network contributes to its regional accessibility. Eastridge changed ownership in January 2016, when a joint venture between Pacific Retail Capital Partners and Silverpeak Real Estate Partners acquired the mall from General Growth Properties. The reported transaction value was $225 million, excluding the Sears and Macy’s stores, and the new owners announced an approximately $15 million investment program. In January 2024, Jiashu Xu purchased the property from Pacific Retail for a reported $135 million. The mall remains an active retail and entertainment destination, although its long-term tenant composition continues to reflect the broader restructuring of the American shopping-center industry. Beyond commerce, Eastridge has a notable local and cultural history. A restored Spillman Engineering 3 Abroad carousel, manufactured around 1920 by the Allan Herschell Company, was installed at the mall in 1993 and has been listed on the National Register of Historic Places since 2000. The property has also appeared in films, including The Candidate and Logan’s Run. A planned extension of VTA light rail is expected to serve the center in the future, subject to the project’s development schedule.

Eastridge began operations on May 17, 1971, in San Jose’s Evergreen district. At opening, it was described as the largest enclosed shopping mall in the Western United States. Its initial anchor lineup consisted of Macy’s, Liberty House, J. C. Penney, Joseph Magnin Co., and Sears, giving the property a broad department-store orientation typical of major American malls of the period. The center’s anchor configuration changed as the retail sector consolidated. Liberty House withdrew from California, after which Emporium-Capwell occupied its space. Macy’s later acquired Emporium-Capwell, and the resulting store was eventually closed. The former site remained vacant until the 2005 remodeling program, when the building was demolished. These changes reflected the wider decline of traditional department-store dominance and the need for shopping centers to adapt their footprints and tenant mixes. In 1993, Eastridge added a restored Spillman Engineering 3 Abroad carousel manufactured around 1920 by the Allan Herschell Company. The carousel became one of the property’s notable historic features and has been listed on the National Register of Historic Places since 2000. Eastridge has also had a presence in popular culture: scenes from Robert Redford’s 1972 film The Candidate and from the 1976 film Logan’s Run were filmed at the mall. The property experienced several security and safety incidents in 2012. In February, two teenage boys were stabbed and critically injured, leading J. C. Penney and Macy’s to close temporarily. Later that year, a suspicious package thrown into an AMC theater during a showing of The Dark Knight Rises caused an evacuation. A separate fire near a homeless encampment also occurred in July, but it was extinguished before reaching mall structures. On January 15, 2016, Pacific Retail Capital Partners and Silverpeak Real Estate Partners acquired Eastridge from General Growth Properties. The reported price was $225 million, excluding the Sears and Macy’s stores. The new ownership group announced an investment of approximately $15 million to upgrade the center. A major renovation was announced in March 2017 and became the property’s largest recent redesign. Among its most visible elements were four Eastridge Murals commissioned from Aaron de la Cruz, Brendan Monroe, CYRCLE, and Lila Gemellos. The works collectively cover about 20,000 square feet and were presented as a defining public-art feature of the shopping center. The tenant base continued to evolve. Barnes & Noble announced in December 2017 that its Eastridge store would close the following January. Sears announced in November 2019 that its location would close as part of a national store-reduction program, and the store shut on February 2, 2020. Despite department-store departures, Eastridge retained major retail and entertainment anchors including JCPenney, Macy’s, AMC Theatres, Round 1 Entertainment, and 24 Hour Fitness. Eastridge continues to function as a retail, entertainment, and community destination. It hosts farmers markets, holiday celebrations, and other local events, while the VTA’s Eastridge Transit Center provides bus access at the property’s northeastern edge. Reference material identifies a future VTA Orange Line light-rail extension as planned to serve the center. In January 2024, Jiashu Xu purchased Eastridge from Pacific Retail in a reported $135 million transaction. The property’s ongoing identity combines commercial activity with public art, entertainment, local programming, and its role as a recognizable landmark in East San Jose.

• 2024

  Jiashu Xu acquires Eastridge

  [1]Eastridgeen.wikipedia.org

  Jiashu Xu purchased Eastridge from Pacific Retail in a reported $135 million transaction.

• 2020

  Sears closes

  [1]Eastridgeen.wikipedia.org

  The Eastridge Sears store closed on February 2 as part of a national Sears store-reduction program.

• 2017

  Largest recent renovation completed

  [1]Eastridgeen.wikipedia.org

  Eastridge underwent a major redesign that included the commissioning of four large-scale murals.

• 2016

  Ownership changes to Pacific Retail and Silverpeak venture

  [1]Eastridgeen.wikipedia.org

  Pacific Retail Capital Partners and Silverpeak Real Estate Partners acquired Eastridge from General Growth Properties.

• 2005

  Former department-store site demolished

  [1]Eastridgeen.wikipedia.org

  The vacant former Emporium-Capwell/Macy’s space was removed during a mall remodeling.

• 2000

  Carousel receives historic-register recognition

  [1]Eastridgeen.wikipedia.org

  The historic carousel became listed on the National Register of Historic Places.

• 1993

  Historic carousel installed

  [1]Eastridgeen.wikipedia.org

  A restored Spillman Engineering 3 Abroad carousel was installed at the mall.

• 1971

  Eastridge opens

  [1]Eastridgeen.wikipedia.org

  Eastridge opened on May 17 with five original anchor stores and was described as the largest enclosed shopping mall in the Western United States.

A regional East San Jose shopping, entertainment, and community center that combines department stores, leisure destinations, public art, events, and transit access.

• Shopping mall · 1971

  Eastridge shopping center

  The core Eastridge offering is a regional enclosed shopping center serving East San Jose and surrounding communities. It provides department-store retail, specialty shopping, dining, services, entertainment, fitness, public events, and access to local transit. Its tenant mix has changed over time as department-store operators have consolidated and new entertainment-oriented uses have been introduced.

• Public art · 2017

  Eastridge Murals

  The Eastridge Murals are four large-scale artworks commissioned during the center’s 2017 renovation. Created by Aaron de la Cruz, Brendan Monroe, CYRCLE, and Lila Gemellos, the works cover approximately 20,000 square feet in total and form a prominent visual and cultural feature of the mall.

• Entertainment and leisure

  Eastridge entertainment destinations

  Eastridge’s entertainment component includes AMC Theatres and Round 1 Entertainment, supplemented by 24 Hour Fitness. These uses broaden the center beyond conventional shopping and support visits for movies, recreation, gaming, fitness, and social activities.

• Heritage attraction · 1993

  Historic Eastridge carousel

  The restored Spillman Engineering 3 Abroad carousel was manufactured around 1920 by the Allan Herschell Company and installed at Eastridge in 1993. It is a distinctive heritage feature of the center and has been listed on the National Register of Historic Places since 2000.

• 2017Eastridge redevelopment and mural program

  San Jose · East San Jose · United States

  As part of its largest recent renovation, Eastridge introduced major physical upgrades and commissioned four large murals by Aaron de la Cruz, Brendan Monroe, CYRCLE, and Lila Gemellos. The program emphasized design, public art, and placemaking alongside retail improvements.

  Outcome. The renovation repositioned Eastridge as a shopping and entertainment destination with a stronger public-art identity and community-facing image.

  Source
• Community events and seasonal programming

  San Jose · East San Jose

  Eastridge hosts farmers markets, holiday celebrations, and other community events intended to draw local residents beyond ordinary shopping visits.

  Outcome. These activities reinforce the center’s role as a community hub in Evergreen and the wider East Side.

  Source

• 2024

  Acquisition by Jiashu XuM&A

  Background

  Eastridge changed ownership after Pacific Retail’s period of control.

  Action taken

  Jiashu Xu purchased the shopping center from Pacific Retail.

  Aftermath

  The available reference material does not specify subsequent operating or redevelopment plans.

  Reported acquisition price. $135 million (January 2024)

  Source

• 2017

  Major redevelopment and placemaking strategyStrategy

  Background

  Eastridge faced the evolving economics of enclosed retail and a changing department-store tenant base.

  Action taken

  The owners pursued the mall’s largest recent renovation, including new design treatments and a four-mural public-art program.

  Aftermath

  Eastridge strengthened its identity as an entertainment, cultural, and community destination as well as a retail center.

  Source

• 2016

  Acquisition by Pacific Retail Capital Partners and SilverpeakM&A

  Background

  General Growth Properties sold Eastridge to a joint venture between Pacific Retail Capital Partners and Silverpeak Real Estate Partners. The reported transaction excluded the Sears and Macy’s stores.

  Action taken

  The new owners acquired the mall and announced an approximately $15 million program of upgrades.

  Aftermath

  The acquisition was followed by the 2017 redevelopment and the introduction of the Eastridge Murals.

  Reported acquisition price. $225 million (January 15, 2016)

  Source

1. 1Eastridgeen.wikipedia.org
2. 2Eastridge Center official websiteeastridgecenter.com