Seems to me that most brick and mortar surviving the past decade have been outlet and off price stores. JCPenney had this niche market but then pulled out when Outlet pricing made sense.
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They ended up selling off certain locations to a third party and permanently closing the rest of the stores. The third party stores didn’t last long either. The CEO at the time didn’t want the 17 ? outlet stores in the company blue print. The group that ran them was aged and one big clique and that actually hurt them.