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Wyoming Valley Mall’s real estate tax assessment drastically lowered | The Sunday Dispatch

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Wyoming Valley Mall’s real estate tax assessment drastically lowered | The Sunday Dispatch


The Wyoming Valley Mall’s real estate tax assessment has plunged from $68.7 million to $13.6 million through negotiations with taxing bodies in a court-level appeal, records show.

Attorneys involved in the case say the new assessment reflects a nationwide value drop in many traditional shopping malls.

The dramatic reduction knocked the Wilkes-Barre Township mall from its ranking among the top five highest commercial real estate taxpayers countywide.

It also will sting impacted taxing bodies.

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Mall owner Wyoming Valley Realty Holding LLC will pay a total $375,201 in real estate taxes under current rates, which is a reduction of $1.5 million, analysis shows.

A breakdown of the old and new yearly payments to taxing bodies based on present tax rates:

• Wilkes-Barre Area School District — $1.26 million to $251,156 ($1.01 million less)

• Luzerne County — $436,432 to $86,576 ($349,856 less)

• Wilkes-Barre Township — $188,884 to $37,469 ($151,415 less)

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Properties advance to court-level mediation when the owners contest county assessment appeal board rulings. At mediation, property owners negotiate with attorneys representing taxing bodies, with the option to proceed to a County Court of Common Pleas trial if they are unsuccessful.

In this case, an agreement, known as a stipulation, was reached in April to avoid trial, according to the court docket.

Wyoming Valley Realty purchased the property for $17 million in August 2021 and filed the court challenge that year.

Fair deal

Representing the mall owner, Attorney Francis Hoegen, of Hoegen & Associates in Wilkes-Barre, said his client had an appraisal concluding the property value was less than $13.6 million. During settlement negotiations, the mall owner also learned anchor tenant Macy’s intends to close its store, Hoegen said.

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“So in theory, our value could be even less because the original appraisal relied on income from the Macy’s rent,” Hoegen said. “We could be paying less based upon appraisals and changed circumstances with the loss of Macy’s, but my client felt the deal was fair and as a result resolved the matter.”

Macy’s corporate communications released this statement:

“Our new strategy is designed to create a more modern Macy’s, Inc. and enhance the customer experience. We intend to close approximately 150 Macy’s stores while further investing in our 350 go-forward fleet over the next three years. A final decision on specific locations has yet to be made.”

“There is a current evaluation underway comparing the potential real estate value and the future sales growth profitability potential,” it said. “We look forward to continuing to serve our customers at this time.”

Hoegen said he has handled numerous appeals for Pennsylvania mall owners and has observed a sharp decline in the value of regional malls in less densely populated areas.

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“People have pivoted to online shopping, and the biggest victims are retailers located in the shopping centers,” he said.

Due to the settlement, taxing bodies must refund overpayments for 2022 and 2023. Refunds date back to the filing of the assessment challenge.

As a compromise, the settlement gradually decreased the assessment to $32.6 million in 2022 and $14.9 million in 2023 before fixing it at $13.6 million for 2024 and forward, the stipulation said.

“I think in the end each party got a result that was acceptable to them, and, therefore, we entered into a settlement agreement,” Hoegen said.

Difficult negotiations

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Attorney John Rodgers, who represents the township, said many malls have been struggling across the country.

“The values have declined substantially with many indoor malls, and the Wyoming Valley Mall is no different,” he said, noting its loss of anchor tenants, such as Sears and the Bon-Ton.

Reaching an agreement on such a major reduction was “not an easy process,” and each taxing body independently scrutinized the appraisals, Rodgers said.

“It was difficult for everybody. As with any other negotiations, at times it became contentious because everyone was arguing on behalf of their client,” he said.

At the end of the day, the focus was on what a prospective buyer would likely pay for the mall, with the 2021 purchase price at the forefront, Rodgers said. That purchase also included two parcels that were subsequently split off and sold — a strip mall and section of the mall housing an auto center, property records show.

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“The assessment was so out of whack compared to the value, there’s nothing else you could really do other than reach an agreement, so everyone worked together on it,” Rodgers said. “When everything is said and done, I feel we did the best we could.”

Rodgers said he believes the assessment would have been lower than the settled amount if the case had gone to trial.

Wilkes-Barre Area School District Solicitor Ray Wendolowski said the district wants all property owners to pay their fair share, which could mean agreeing to reductions when warranted and seeking increases through reverse appeals when the assessments appear to low.

“We strive for fundamental tax fairness,” Wendolowski said.

In this case, the appraisals, the mall’s loss of major anchor tenants and other evidence warranted the reduction, he said.

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“The numbers just don’t support the value it had as far as its assessment,” Wendolowski said.

He agreed with Rodgers that the assessment settlement is likely better than the amount that would have been set through a court trial.

A settlement is still pending on a separate appeal that had been filed by the prior mall owner — GSMS 2014-GC18 Wyoming Valley Mall — that will determine what assessed value should be assigned to the property for 2020 and 2021.

The mall had been assessed at $76.1 million during those years and was lowered to $68.7 million in November 2022 after the strip mall and auto center were sold and assigned new parcel identifiers and assessments, records show.

County property records link the current mall owner, Wyoming Valley Realty Holding, to Florida-based 4th Dimension Properties LLC, which owns more than 25 regional malls throughout the country, its website says.

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In a post entitled “reimagining the future of shopping centers,” the 4th Dimension site sees malls as “places for more than just shopping.”

“Shopping malls are social spaces where members of a community interact with each other, and where local businesses can prosper alongside national brands, in public high-traffic settings,” it said. “Our goal is to transform shopping centers into community hubs where entertainment, shopping and food all come together.”

Top properties

With a $248 million assessment, Talen Generation LLC’s nuclear power plant in Salem Township remains the highest-valued property in the county, according to county reports.

The Mohegan Pennsylvania casino complex in Plains Township is next in line, with parcels currently totaling $151.7 million, records show. Officials have said this assessment will be rising to $157 million through a court-level settlement.

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The massive Niagara Bottling beverage manufacturing plant in Hazle Township follows with an assessment of $70.9 million. Owned by California-based Warrior Trail Properties LLC, the 1.27 million-square-foot production facility sits on 91.51 acres in the Humboldt Industrial Park. That project was coordinated by the Governor’s Action Team, according to prior reports.

Now that the mall is off the roster, the next highest assessment is $58.5 million for the Hanover Township distribution center occupied by True Value Company. Owned by Dallas, Texas-based Granite 12 Tradeport LLC, the property is currently in a real estate tax break program that applies to the structure but not the land.

Reach Jennifer Learn-Andes at 570-991-6388 or on Twitter @TLJenLearnAndes.

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Wyoming Reporter Now Facing An Additional 10 Felony Charges

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Wyoming Reporter Now Facing An Additional 10 Felony Charges


The Platte County Attorney’s Office has nearly doubled the possible penalties for a Wyoming reporter accused of forging exhibits in an environmental case tied to her staunch opposition to a wind farm.

The 10 new counts against April Marie Morganroth, also known as the Wyoming-based reporter Marie Hamilton, allege that she convinced her landlords that she’d been approved for a home loan to buy their property, and grants to upgrade it.

Hamilton was already facing 10 felony charges in a March 9 Wheatland Circuit Court case, as she’s accused of submitting forged documents and lying under oath before the Wyoming Industrial Siting Council.

That’s an environmental permitting panel that granted a permit to a NextEra Resources wind farm, which Hamilton has long opposed. She’s also reported on NextEra’s efforts and the community controversies surrounding those.

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Then on Wednesday, Platte County Attorney Douglas Weaver filed 10 more felony charges: five alleging possession of forged writing, and five more alleging forgery.

The former is punishable by up to five years in prison and $5,000 in fines; the latter by up to 10 years in prison and up to $10,000 in fines.

Hamilton faces up to 65 years in prison if convicted of all charges in her March 9 case. The March 25 case would add up to 75 years more to that.

Both cases are ongoing.

Hamilton did not immediately respond to a voicemail request for comment left Thursday afternoon on her cellphone. She bonded out of jail earlier this month. The Platte County Detention Center said Thursday it does “not have her here.” 

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The Investigative Efforts Of Benjamin Peech

Converse County Sheriff’s Lt. Benjamin Peech investigated both cases at the request of Platte County authorities, court documents say.

When he was investigating evidence that Hamilton submitted forged documents and lied under oath for Industrial Siting Council proceedings, Peech also pursued Hamilton’s claim that she owned property on JJ Road, and that she’d bought it with a U.S. Department of Agriculture loan.

The property, however, is registered under Platte County’s mapping system to a couple surnamed Gillis, says a new affidavit Peech signed March 19, which was filed Wednesday.

Peech spoke with both husband and wife, and they said they had the home on the market to sell it, and Hamilton contacted them in about July of 2025.

Hamilton told the pair that she and her husband wished to buy the property and were pre-qualified for a USDA loan through Neighbor’s Bank, wrote Peech.

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But the property didn’t meet the standard of the loan, Hamilton reportedly continued. Still, she’d been approved for a USDA grant to work on the problems with the property and bring it up to the standards to qualify for the loan, she allegedly told the homeowners.

Papers

Hamilton provided the couple and their realtor with letters from USDA showing her loan pre-approval and grant approvals, the affidavit says.

During the lease period that followed, Hamilton was late “often” with rent and didn’t provide the couple with work logs until pressed, Peech wrote.

In early 2026, the lieutenant continued, the homeowners became concerned and asked Hamilton about her progress improving the property.

Hamilton reportedly sent the homeowners two invoices from contractors, showing she’d paid for work to be done. She said the wind had delayed that work, wrote Peech.

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The affidavit says the Gillis couple sent Peech the documents Hamilton had reportedly given them, along with supporting emails showing those had come from one of Hamilton’s email addresses.

The Loan approval documents showed the respective logos for USDA Rural Development and Neighbor’s Bank at the top of each page, the lieutenant wrote, adding that the documents assert that Hamilton and her husband had been approved for the loan.

“There was then a list of items that needed to be completed — 14 items — prior to Final Loan Approval,” related Peech in the affidavit.

A signature at the bottom reportedly read, “Sincerely, USDA Rural Development Neighbors Bank Joshua Harris Homebuying Specialist.”

Grant Document

The documents purporting Hamilton had received a grant also showed the USDA Rural Development logo at the top of each page, with the names of Hamilton and her husband, other boilerplate language and a description of a $35,000 home buyer’s grant.

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The project was about 65% complete at the time of review, the document adds, according to Peech’s narrative.

Peech describes more documents: a January notice, an invoice bearing the logo and name of “Cowgirl Demolition and Excavation, LLC,” and another invoice bearing the logo and name of “Pete’s Builders Roofing and Restoration.”

Real Estate Agent

Peech spoke with the Gillises’ real estate agent, Kay Pope, and she said she’d tried to verify the USDA grant and pre-approval by calling Susan Allman, who was listed in the documents as the Casper-based USDA agent. Pope left several messages without response, the affidavit says.

Pope spoke with Hamilton’s real estate agent, and he said he’d spoken to Allman, and he gave Pope a phone number.

Cowboy State Daily has identified Hamilton’s real estate agent and tried to contact him for further clarification.

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Pope called that number and left messages without response, wrote Peech.

Peech then called a USDA Rural Development office and spoke with a Janice Blare, deputy state director, he wrote.

Peech sent the three USDA letters to Blare and gave her “all of Hamilton’s names and aliases,” he added.

The lieutenant wrote that Blare later told him the USDA investigated the letters and determined no evidence existed to show the USDA had issued them.

No records existed either, of Hamilton “using all her alias permutations” or her husband within either the USDA loan program or grant program, wrote Peech.

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The USDA didn’t have an office at the address listed in two of the letters. The address pertains, rather, to a dirt lot. The USDA Rural Development office didn’t have a program titled “Rural Communities Home Buyer Program” as listed on two of the letters.

On Nov. 6, 2025, the date of the first letter purporting Hamilton had been approved for the grant program, all U.S. government offices including USDA were on furlough, noted Peech from his discussion with Blare.

A person named Susan Allman didn’t appear in USDA’s employee records, Blare reportedly added.

The Phone Call

Peech called the cellphone number one of the letters listed for Allman, “and this was disconnected,” he wrote.

The number Hamilton’s real estate agent had given was a voice over internet protocol number that Bandwidth LLC operates but is assigned to Google, added Peech.

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Meanwhile, Converse County Investigator Amber Peterson spoke with the construction and roofing companies listed in the documents.

Chad Derenzo of Pete’s Roofing confirmed the logo and name listed on the documents were his company’s own — but said his company hadn’t issued the bid listed in those documents, according to the affidavit.

“Their company had never contracted to do work for Hamilton or at the… JJ Road address,” the document says.

The invoice also bore an address in Torrington, Wyoming, and his company doesn’t have a Torrington office, said Derenzo, reportedly.

Jessica Loge of Cowgirl Demolition and Excavation gave similar statements, saying the documents bore her logo, but her company hadn’t issued the bid or contracted with Hamilton.

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Clair McFarland can be reached at clair@cowboystatedaily.com.



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Wyoming State Parks announces pause on potential visitor center project at Sinks Canyon State Park

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Wyoming State Parks announces pause on potential visitor center project at Sinks Canyon State Park


(Lander, WY) – The Wyoming Department of State Parks and Cultural Resources (SPCR) is announcing a pause on a possible visitor center project at Sinks Canyon State Park following public engagement efforts conducted in late 2025. On Dec. 1, 2025, Wyoming State Parks, in partnership with Sinks Canyon WILD,  hosted a public forum and gathered […]



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Coyote Flats Fire near containment as critical fire danger hits Black Hills, Wyoming counties

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Coyote Flats Fire near containment as critical fire danger hits Black Hills, Wyoming counties


RAPID CITY, S.D. (KOTA) – The grass is starting to return in the Black Hills, but the damage left behind by last week’s wildfire is still visible beneath the surface. The Coyote Flats Fire is now almost completely contained, but fire officials say the work for crews who battled the flames is far from finished.

“It’s been a long week,” said Gail Schmidt, fire chief for the Rockerville Volunteer Fire Department. Schmidt said firefighters worked the Coyote Flats Fire for multiple days as the blaze forced hundreds of people to leave their homes.

Schmidt also warned the timing is concerning.

“It’s early,” she said. “It’s early — and that’s the more concerning part. We haven’t even hit summer yet.”

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Some of the same crews, Schmidt said, have moved from the Black Hills to a second wildfire — the Qury (pronounced “Koo-RAY”) Fire. That fire has burned nearly 9,200 acres and was holding at 70% containment as of Monday.

Between multiple wildfires and routine emergency calls, Schmidt said the pace doesn’t slow down.

“The world does not stop just because there was a fire,” she said. “Life continues. We still have our day jobs that we need to go take care of.”

Another challenge arrives Wednesday, with critical fire danger forecast across the Black Hills and into parts of Wyoming, including Sheridan, Campbell, Crook and Weston counties. Forecast conditions include wind gusts up to 40 mph and humidity as low as 12%.

Schmidt said she believes fire lines are in good shape, but she’s watching the weather closely after recent high-wind events.

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“Saturday night, 50 mile an hour winds — that was multiple days ago, and there’s been a lot of work done since,” she said. “I personally am pretty confident that we’re going to be able to hold this fire through today.”

While spring is typically the region’s wetter season — which can help reduce fire behavior — Schmidt urged residents not to become complacent as wildfire season ramps up.

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