(Updated) Jasper Manor to be auctioned; future uncertain

ByMatthew Crane Reading Time: 3 minutes

Over the past year, Kmart and JC Penney have closed their stores leaving two gaping holes in the Jasper Manor shopping complex.

The remaining stores in the complex include the Holiday Foods, Trader Baker’s, B&B Fitness, L.A. Nails and Spa, and the AT&T Cellular Connection but the loss has been felt in the traffic to that area of town.

In response, Steve Lukemeyer of F.C. Tucker Emge Realtors is reaching out to some national retailers to attempt to attract them to the complex while discussing the option to find an investor or group of investors to purchase the property from Phillips Edison & Company.

The company has told Lukemeyer that the property will go to auction online on April 29 at www.ten-x.com. The property listing can be viewed here: https://www.ten-x.com/commercial/listing/723-3rd-avenue-jasper-in-47546/1000010305/

The opening bid is $1.2 million and potential bidders must pay $25,000 as a bidder’s deposit to take part in the auction.

But if the price is right and the profit and loss statements make sense, Lukemeyer thinks he could find some interest locally.

“We know a lot of people who invest in properties,” he said. “If the numbers make sense, I could see something happening.”

The leasing agent for Phillips Edison has had issues attracting attention to the complex. “He said that he sends them (prospective businesses) the plan and they see the population of the area and the growth going on the north side and then, they aren’t interested in talking anymore,” said Lukemeyer.

Through discussions with local businesses with regional footprints, Lukemeyer has found that despite the area’s smaller population, it packs an economic punch. According to a representative at the local Verizon cellular dealer the Jasper store is a top performer among their 700-plus stores. Additionally, the Applebee’s is also one of the best in the Midwest.

“I’ve heard the same thing about Rural King, Home Depot and Walmart, but I don’t have confirmation of that,” he said.

He also found that a lot of purchases are being made outside the county. Lukemeyer asked the Indiana Small Business Administration for statistics on retail sales within a 30-mile radius of Jasper. “They found that we spend $64 million on clothing annually; $22 million of that is spent locally with the rest going outside the area,” he explained.

Additionally, the report showed that the area spends about $37 million annually on sporting goods, but $17 million is spent outside the area.

“The leakage factor for both clothing and sporting goods are the largest of any other sector,” Lukemeyer said. “If we had a Kohl’s or a Marshalls or a Dick’s Sporting Goods, would they come to Jasper instead of traveling to Evansville or wherever they are going?

Lukemeyer added he wouldn’t want a large store to adversely impact the local smaller stores in similar markets. “But I would hope that the additional traffic to the area would benefit everyone,” he said.

Right now, Jasper Manor has about 130,000 square feet of available space and Lukemeyer is trying to get some of that filled to make it more attractive.

“If I can get an anchor store there then it will be more attractive to an investor,” Lukemeyer said. “It seems if you get one big store to take the leap, the rest can fall in line.”

For his part, Lukemeyer just wants to see the area revitalized.

“I am totally invested in this city, I live here, work here, and raise our kids here,” Lukemeyer said. “I would love to see the southeast side get some new life. Phillips Edison has been trying to fill this shopping center for years. I don’t know if I will have any more luck than they have had. I’m just trying to do what I can to help out.”

If you are interested in investing in the shopping center, or you have examples of success stories of national chains in the area that Lukemeyer could use to pitch to prospective retailers, please contact him at 812-639-6340 or via email at steve@lukemeyer.com.

Corrections: The auction date has been corrected from April 15 to April 29 and the link to the auction page has been updated to the property page.

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33 Comments

  1. Has anyone considered trying to attract Meijer to Jasper? If there was a local Meijer I would shop here instead of at the Meijer in Owensboro.

    1. If we want business, we need to get at least on big important store. Meijer or Kohls would be perfect. I go to Clarksville and Evansville for Meijer at least twice a month. Little more expensive, but nicer stuff than you find other places in Jasper

  2. Word is from contractors of TJ Maxx, coming in September. There will be a kohl’s to open next door in the vacant area of TJ Maxx. We for sure need more restaurants in the area, our selection is limited “as to why Applebee’s” does so well. What about some family oriented facilities? Like sky zone? Something families can do together… the only thing we have is a run down skate center. Families travel to Evansville to do family events. It’s be nice to stay close to home, and give to our community.

    1. We contacted the property owners (Regency) and they will not confirm whether this is true.

    1. People forget this too often. People really overestimate Jasper’s economy. It is a great one, one of the best in Indiana but it takes a lot of traffic for more sit down restaurants to succeed. This isn’t an ideal location. The fact that Jasper can’t support the North Side and the South Side is proof.

      Also, people who are asking for Meijer or Target are insane. That would never happen around here and it would crush local business.

      1. “Also, people who are asking for Meijer…are insane..”

        Why the name-calling? This only shows your ignorance. I have nothing against local businesses but some healthy competition is, I feel, a good thing.

        Meijer would provide some good (positive) competition to Wal-Mart (ugh).

        Now as for Kohls…good idea. Another chain restaurant to compete with Applebee’s…good idea.

        And as for traffic…the streets are full of traffic during the day so not everyone is out working. I would not be surprised if many of these people are looking to shop someplace. What’s wrong with a bigger variety?

        1. Roger, you are right. I didn’t even see your comment, just a bunch I’ve seen on Facebook. I definitely was not trying to start an argument. Either way, resulting to insults does show more ignorance on my end.

          If you’ll allow me to start again, then here: Our community could not support a Meijer. Holiday Foods and IGA would go under with a Meijer right there. Jasper has plenty of grocery competition right now. And Insane was an inappropriate way to express my opinion, what I mean was ignorant. And I don’t mean that insultingly. Just lack of knowledge. Jasper could never support a Kohls or a Meijer without it causing closures.

          I get frustrated seeing people throw out these ideas because they are unreasonable. Jasper will probably never get a Chick Fil A either. Chick Fil A isn’t interested in opening anymore restaurants in Indiana, let alone Jasper.

          If large box stores are struggling in places like Evansville they could never survive in Jasper. People need to do research on what could survive in Dubois County’s economy if they want throw out ideas. Otherwise there is no point in people voicing their opinion.

          1. Well said, Jason, and I thank you.

            Allow me to point out, with no malice intended, that Jasper has a Wal-Mart and they haven’t put HoFo, IGA, or Ruler Foods out of business. Meijer, by and large, has cleaner stores than Wal-Mart, and better selection on some items as well. I don’t see people holding “family reunions” in the aisles at Meijer as they tend to do at Wal-Mart, blocking said aisles, which is why I prefer Meijer even though it means a trip to Owensboro.

            I’ll admit that my wish for a Meijer is likely just a pipe dream; it isn’t likely to ever happen. I would frankly be surprised to see Academy Sports or Kohls open stores in Jasper. Now, an Aldi…I would be all in favor of that…they would be competing with Ruler Foods more so than HoFo or IGA…

  5. We couldn’t keep Carson’s, Ben Franklin or Save A Lot in business and these are small businesses compared to what people want to come here. People need to go see the bigger city (Evansville) and see the traffic that travels through there on a daily basis. There is more traffic at noon than there are people in Jasper.

  6. I really hope it’s true about getting a Khol’s here. We have needed some nice clothing stores here for years.

  7. It seems like no one wants to cross the bridge. I really don’t understand. K mart was a poor example of a store tho. Not much there. Even one good restaurant in there would help. Great parking. & 2 mins from Schnitz. Good Luck Steve

  8. I think it would be awesome if an Academy Sports were to go in the old Kmart building. I think that would go over better than another clothing store or a supermarket. While a good clothing store would be beneficial, you guys think it will really work? I mean, we lost Carsons and JC Penny and they had name brand clothes and wasn’t overpriced. Considering we’re in Southern Indiana, we have a lot of people in this community who do a lot of hunting, fishing, camping, sports, etc. I think this would be more beneficial. Get a good restaurant over there with it and there ya go. Eat good food, walk it off at Academy (while you get yourself some fishing lures, kid a new basketball and Under Armour shorts, and the wife some spanx), then stop at Holiday Foods and grab some milk.

  10. Since I came in here only being negative let me also say, I do believe there are stores that would work there after that area has a bit of face lift. Right now it is a little depressing on that side of town.

    I also want to thank Steve for his work in this and anyone else involved. People like him keep cities like Jasper great and moving forward through the all of the speed bumps.

    Others came in here with ideas and I just came in saying no, so shame on me. But I would encourage everyone to think hard about what could would here in Jasper to recommend viable businesses. Right now, the thriving North side can’t even keep all the buildings occupied.

    So if the South side suddenly got a Target, Qdoba, and Kohls. (random examples) yes the South Side would do great but it would be at the expense of the North Side. The south side needs offer something that the North Side doesn’t so they aren’t competing.

    Not for sure about their viability in Jasper but examples like that would be more options around food, activities/experiences, and places for local businesses and boutiques to open up shot.

    Right now Jasper and Huntingburg have many successful boutiques. That is what we should be fighting for. Local people trying to start businesses with some skin in the game. Not places like Marshals that if the P&L isn’t doing good in 5 years, they just leave.

  11. maybe a white castle would go well there
    some even drive to Evansville for them

  12. Steak & Shake is looking for someone to franchise in southern Indiana. A great sit down restaurant and good food.

  13. Interestingly, both Carson’s and JC Penny were profitable stores. They closed due to problems at the corporate level. As a matter of fact, the Carson’s store here was so good that they were shipping clothing from other stores here to sell it before they closed all of the stores. Online sales has adversely affected sales at brick and mortar locations in many industries, but I believe that in clothing and sporting goods, the consumer wants to see it, touch it, swing it, try it on, etc. before they buy. I doubt they are as affected by online sales as other retailers. Staples is a good example of a retailer greatly affected by online sales. Who needs to go see the box of envelopes before they buy it?

    1. Thank you, Steve, for starting this discussion and inviting people to give their ideas. It looks like with a lot of this analysis, it might be an opportunity to add some Great ideas for further future development all over Jasper and the surrounding area! Constructively getting a lot of people involved For some Positive Improvement!

  14. I’ve not seen the mention of a Kroger here. My husband and I are planning on moving back to Dubois County from near Cincinnati in the near future. We have been very concerned about losing the calibre of places to shop, eat, find entertainment, etc. when we return. We live in a small town north of Cincy and shop mostly at Kohl’s and Kroger. Kroger tries to carry products to cater to their clientele at prices that are competitive with the Walmart located near us. They carry many organic and health items. Much better selection, friendly service at the Kroger, and they bring in products as the customers request them.

    Meijer’s is also much more interested in pleasing customers and carrying the products the area customers want then some of the stores located in Dubois County now. I realize it’s easier to do that when the business is heavier, but people are not going to shop in Jasper anywhere if the calibre of service and availability and competitive prices doesn’t improve to keep the shoppers in town.

    Kohl’s makes it fun to shop and has a good selection of many products. Hopefully they will continue that practice profitably.

    Hoping that something can be put together to get The Jasper Manor area and all of Jasper and the surrounding area hopping again. That will draw workers to the area and also keep our children wanting to Come Back after College.

    It makes our return to Dubois County sound more exciting and I’m sure it will feel that way to others considering a Return!

  16. Carolyn, welcome back! My wife and I moved back from Fishers in 2009 and absolutely love it. Jasper is definitely hopping. Schools are outstanding; businesses are doing well; manufacturing is booming; the real estate market is strong; the hospital is reaching new heights of achievement; and outdoor activities have become plentiful. Come to think of it, the Jasper Manor shopping center is about the only thing in Jasper that isn’t going gangbusters! (Other than God’s gift to grocery shoppers a/k/a Holiday Foods — Kroger’s service doesn’t hold a candle to them.) All of this is why Jasper presents a fantastic opportunity for companies to locate and for people to call home.

  17. Thanks, Steve.

    I certainly didn’t mean anything negative to Holiday Foods and their Customer Service! Top Notch, I think! It’s just really hard to find good Organic or a good variety of Health Foods sometimes. I realize that is a lot to do with smaller population but we live in a small community and the Krogers near here are really good at serving customer needs as they arise.

    I agree with you very much on the fact that people still want to see, touch, check out the details on many things (clothes, shoes, sports items) instead of the online buying. I have heard that soooooo many times! If the internet was the solution, why are so many people driving out of town?

    Best wishes on this project. It’s good to get input from so many and get people thinking!

    1. Ruler Foods is a Sister company of Kroger. They sell a large variety of Kroger products and organic foods. The cost is lower than Kroger. Nice wide aisles, very clean new store.

  18. Carolyn, check out Grounded Organic & Natural Foods in Jasper when you get a chance. They just opened a bigger store than the one they had. If they don’t have something you want, talk to the owners, Steve and Christy Gordon. I’m sure they are open to any suggestions.

  20. Steak & Shake. Steak & Shake. Stake & Shake! And maybe Toys R Us and another Jungle Gym McDonalds to keep the rug rats in 1 place.

  21. My understanding is businesses moving into the area have a difficult time finding employees??

      1. How about a BED BATH & BEYOND store where Kmart used to be in Jasper! That would be Awesome!

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