I ♪.

TED: COMING UP NEXT ON "ARIZONA HORIZON."

A LOOK AT ELECTION ANXIETY.

WHAT IT IS, AND HOW BEST TO ADDRESS IT?

>>> ALSO TONIGHT, A SOURCE OF THE ANXIETY, THREATS TO ELECTION WORKERS IN ARIZONA AND AROUND THE COUNTRY.

>>> AND THE IMPACT OF RECENT CLOSURES OF SO MANY MAJOR RETAIL OUTLETS.

THOSE STORIES AND MORE NEXT ON "ARIZONA HORIZON."

.

TED: GOOD EVENING, AND WELCOME TO "ARIZONA HORIZON."

I'M TED SIMONS.

ANOTHER MAJOR NEWS OPERATION DECIDED NOT TO ENDORSE A CANDIDATE FOR PRESIDENT.

GANNETT, THE OWNER OF "ARIZONA REPUBLIC" AND USA TODAY ANNOUNCED THIS MORNING IT WILL NOT PUBLISH PRESIDENTIAL ENDORSEMENTS LEADING UP TO NEXT WEEK'S ELECTION.

GANNETT ADDED THAT DESPITE THE PRESIDENTIAL BAN, ITS OUTLETS MAY ENDORSE CANDIDATES AT STATE AND LOCAL LEVELS, AFTER A RECAPTURE OF THE "LOS ANGELES TIMES" REPORTED IT WOULD NOT ENDORSE KAMALA HARRIS, THE MOVE LED TO STAFF SUBSCRIPTIONS AND CANCELLATION OF PAPERS.

DONALD TRUMP CALLED CONTROVERSIAL WEEKEND RALLY AT NEW YORK'S MADISON SQUARE GARDEN A, QUOTE, LOVEFEST.

THE EVENT INCLUDED SPEAKERS MAKING VULGAR AND RACIST COMMENTS AGAINST KAMALA HARRIS DESCRIBED AS AMONG OTHER THINGS THE, QUOTE, ANTI-CHRIST AND COMMENTS ABOUT PUERTO RICO, WHICH A GUEST SPEAKER CALLED A FLOATING ISLAND OF GARBAGE.

TRUMP SAID TODAY HE THOUGHT THE EVENT WAS WONDERFUL.

>> I DON'T THINK ANYBODY HAS SEEN ANYTHING LIKE WHAT HAPPENED THE OTHER NIGHT AT MADISON SQUARE GARDEN.

[CHEERS AND APPLAUSE] >> THE LOVE -- THE LOVE -- THE LOVE IN THAT ROOM, IT WAS BREATHTAKING AND YOU COULD HAVE FILLED IT MANY, MANY TIMES WITH THE PEOPLE UNABLE TO GET IN, BUT POLITICIANS THAT HAVE BEEN DOING THIS FOR A LONG TIME.

30 AND 40 YEARS, SAID THERE'S NEVER BEEN AN EVENT LIKE THIS BEFORE.

IT WAS LIKE A LOVEFEST, AN ABSOLUTE LOVEFEST AND MY HONOR TO BE INVOLVED.

TED: AMERICANS OF PUERTO RICAN DESCENT SAW THE EVENT AS SOMETHING LESS THAN A LOVEFEST.

>> THIS HAS DEFINITELY GOTTEN TO THE PUERTO RICAN COMMUNITY IN THE ENTIRE STATE.

WE HAVE ABOUT 500,000 PUERTO RICANS HERE IN THE STATE OF PENNSYLVANIA.

ALLENTOWN, WHERE I'M AT RIGHT NOW, WHERE TRUMP IS GOING TO BE TONIGHT.

ALLENTOWN IS ABOUT 40% LATINO AND YOU MOVE TO READING, PENNSYLVANIA, 69% LATINO POPULATION, 70% IS PUERTO RICAN.

IT'S GOING TO HAVE AN IMPACT.

TED: TRUMP AND HARRIS ARE GOING TO BE IN THE VALLEY THIS WEEK.

TRUMP IS SCHEDULED TO BE WITH TUCKER CARLSON AND HARRIS SCHEDULED FOR A CAMPAIGN STOP IN PHOENIX.

>>> ENTERTAINMENT NEWS, A SAD NOTE, TERI GARR HAS DIED, SHE WAS 79.

SHE DIED FROM COMPLICATIONS OF MULTIPLE SCLEROSIS, MORE THAN 20 YEARS AFTER SHE WAS DIAGNOSED WITH THE CONDITION.

FILM ROLES INCLUDE YOUNG FRANKENSTEIN, CLOSE ENCOUNTERS OF THE THIRD KIND AND OSCAR NOMINATIONS FOR TOOTSIE.

TERI GARR, DEAD AT 79. .

TED: ELECTION DAY IS CLOSING IN AND LOTS OF FOLKS ARE FEELING THE STRESS IN A VARIETY OF WAYS.

HEALTH OFFICIALS SAY ELECTION ANXIETY IS A REAL THING AND CAN HAVE A SIGNIFICANT IMPACT ON PHYSICAL AND MENTAL HEALTH.

TO LEARN MORE, WE WELCOME LUIS FONG WITH DENOVEA COLLABORATIVE HEALTH.

THANK YOU FOR JOINING US.

>> THANK YOU FOR HAVING ME.

TED: ELECTION ANXIETY.

IS THIS A FORM OF CHRONIC ANXIETY?

WHAT ARE WE TALKING ABOUT HERE?

>> ELECTION ANXIETY IS GOING TO BE JUST LIKE YOUR REGULAR ANXIETY BUT AN EXACERBATED OR MADE WORSE BY THE ELECTION TIME, IN PARTICULAR.

SO DURING THE ELECTION SEASON, THAT'S GOING TO BE THE STIMULUS THAT IS GOING TO MAKE US A LITTLE BIT MORE WORRIED, MORE ANXIOUS, AND MORE PREVALENT DURING ELECTION SEASON.

TED: SO BASICALLY TRIGGERS A WIDE RANGE OF EMOTIONS?

THESE SORTS OF THINGS?

>> CORRECT.

IT'S GOING TO BE TRIGGERING A WIDE RANGE OF EMOTIONS SUCH AS IRRITABILITY.

WORRY IS ONE OF THE HALLMARKS.

NOT ONLY THE RANGES OF EMOTIONS BUT SEEING DIFFICULTY WITH CONCENTRATION.

DIFFICULTY IN OUR RELATIONSHIPS.

DIFFICULTY IN OUR PRODUCTIVITY.

TED: SUGGESTS THAT POLITICS IS A FORM OF CHRONIC STRESS, HUH?

>> IT WOULD SUGGEST SO.

TED: DIFFERENTIATE ELECTION ANXIETY WITH GENERAL ANXIETY.

IS THERE A DIFFERENCE OR JUST GENERAL ANXIETY BECAUSE OF POLITICS?

>> IT'S GOING TO BE GENERAL ANXIETY BECAUSE OF POLITICS.

IT'S GOING TO BE DEFINED MOSTLY BY HAVING A -- STILL THE BASIC FEAR OF THE UNKNOWN, BUT AT THE SAME TIME, IT'S GOING TO BE WORRYING ABOUT THE FUTURE OF THE COUNTRY.

WORRYING ABOUT WHO'S GOING TO GET ELECTED.

WORRYING ABOUT HOW THE POLICIES ARE GOING TO BE AFFECTING OUR DAY-TO-DAY LIFE.

TED: AND I THINK I READ THIS, THE UNDERLYING SENSE OF COHESION, THE IDEA WE'RE ALL IN THIS TOGETHER, ALL ONE AND THE SAME, POLITICS SUGGESTS MAYBE NOT ALL ONE AND THE SAME.

THAT'S A FACTOR, IS IT NOT?

>> IT IS.

BUT YOU KNOW, ACTUALLY WITH POLITICAL ANXIETY, IT DOESN'T MATTER WHICH POLITICAL AFFILIATION YOU'RE HEADING TOWARDS, IT'S GOING TO HIT US.

THERE'S AN INTERESTING STUDY BY THE AMERICAN PSYCHOLOGICAL ASSOCIATION IN 2016.

THERE WAS 52% OF AMERICANS WHO WERE EXPERIENCING THAT POLITICAL ANXIETY.

2020, THAT NUMBER WENT UP TO 67%, AND THIS YEAR, I BELIEVE THE LATEST NUMBERS ARE ABOUT 69 TO 70%.

TED: THIS IS BASICALLY AN INCREASE FOR THEM, ISN'T IT?

>> IT IS.

TED: IS THAT BECAUSE OF THE 24/7 NEWS CYCLE?

IS IT BECAUSE OF SOCIAL MEDIA?

YOU CAN JUST GO NUTS ON A GENERAL DAY WITH SOCIAL MEDIA, BUT WITH THIS GOING ON?

>> ABSOLUTELY.

IT'S ALL OF THE ABOVE.

HAVING MORE AND MORE EXPOSURE.

IT'S GREAT BECAUSE IT LETS US STAY INFORMED BUT A CONSTANT BARRAGE, A CONSTANT STIMULUS OF INFORMATION AND DECISIONS AND DIFFERENT THINGS WE HAVE TO THINK ABOUT AND WORRY ABOUT.

TED: SO WITH THAT IN MIND, LIMITING TIME ON SOCIAL MEDIA.

LIMITING TIME BEING EXPOSED TO POLITICS, HAS TO HELP?

>> ABSOLUTELY.

BEING ABLE TO LIMIT YOUR TIME TO MAYBE FIVE, TEN MINUTES IN THE MORNING, FIVE, TEN MINUTES AT NIGHT.

YOU'RE IN THE KNOW BUT NOT OVERLY SATURATED WITH THE INFORMATION.

TED: I WAS GOING TO SAY WHAT ABOUT THE ANXIETY OF THE FEAR OF MISSING OUT.

THAT'S HALF THE BATTLE FIGHTING SOCIAL MEDIA.

>> ABSOLUTELY.

THAT'S WHY YOU LIMIT YOURSELF TO FIVE MINUTES IN THE MORNING AND FIVE AT NIGHT.

YOU ALREADY KNOW WHAT TIME CAN YOU BE EXPECTING YOUR INFORMATION.

TED: THE IMPACT ON OVERALL PHYSICAL HEALTH FROM THIS, WHAT DO YOU SEE?

WHAT DO YOU HEAR?

>> SO THE IMPACT OF ANXIETY WITH PHYSICAL HEALTH IS GOING TO BE THAT DECREASE IN SLEEP.

SO SLEEPLESSNESS.

RESTLESSNESS.

HAVING A LITTLE BIT MORE IRRITABILITY, LESS FRUSTRATION TOLERANCE, BEING MORE EASILY STRESSED.

SOMETIMES IT CAN MANIFEST ITSELF WITH A CHANGE IN APPETITE.

THESE ARE ALL THINGS WE'RE SEEING FROM PATIENTS COMING INTO DENOVA TO HAVE THE ANXIETY TAKEN CARE OF.

TED: AS FAR AS THE INVOLVEMENT WITH SOCIAL MEDIA AND SUCH, WHAT DO YOU DO, DO YOU GET INVOLVED IN COMMUNITY AFFAIRS?

TRY TO FIND A HOBBY?

ACCENT THE HOBBY THAT YOU HAVE?

WHAT DO YOU DO?

>> ALL OF THE ABOVE.

WE IMPROVE OUR OWN SELF-CARE, WHETHER THAT'S FINDING A HOBBY YOU'RE ENJOYING WITH YOUR FAMILY MEMBER, FINDING AN ACTIVITY THAT'S VERY CALMING AND RELAXING, OR MAYBE, MAYBE EVEN THAT TAKES PLACE IN THE FORM OF MEDITATION.

SO THESE ARE ALL ACTIVITIES, PHYSICAL ACTIVITY, EXERCISE, SLEEP IS GOING TO BE A REALLY GOOD ONE.

TED: YEAH, IF YOU CAN GET IT.

>> IF YOU CAN GET IT.

AND IF YOU ARE TRYING THESE THINGS AND IT'S NOT HELPING, KNOWING WHEN TO GET HELP CAN BE A BIG, BIG SOLUTION AS WELL.

TED: INTERESTING.

AND AS FAR AS SELF-CARE IS CONCERNED, AGAIN, DOES IT DIFFERENTIATE MUCH FROM GENERAL ANXIETY?

>> NOT PARTICULARLY IN FACT, WITH POLITICAL ANXIETY, IT'S MORE OF IN THE POLITICAL PERIOD.

IN MY TIME WITH DENOVA, PEOPLE ARE COMING IN FOR THE POLITICAL ANXIETY, AND THE MORE WE DIVE INTO THE THINGS, THERE WAS UNDERLYING DEPRESSION OR UNDERLYING GENERALIZED ANXIETY.

SO IT'S THE PROVERBIAL STRAW THAT BROKE THE CAMEL'S BACK.

TED: INTERESTING.

MAYBE A GOOD THING THAT YOU COME IN WITH THE ANXIETY, BECAUSE YOU CAN FIND OUT WHAT ELSE IS BOTHERING YOU.

LAST QUESTION HERE.

>> SURE.

TED: COMMON SENSE WOULD DICTATE, IF YOU ARE ON THE LOSING SIDE OR THINK YOU'RE GOING TO LOSE OR CAN'T IMAGINE THE OTHER SIDE WINNING.

THAT WOULD BE MORE ANXIETY THAN THE WINNING SIDE, IS THAT WHAT YOU FIND?

>> AS WE FIND THE ELECTION IS OVER, IN THE MONTH AFTER THAT, THE ANXIETY TENDS TO SUBSIDE.

TED: EVERYTHING WORKS OUT FOR THE BEST.

>> IT WILL WORK OUT.

AND HOPEFULLY PEOPLE ARE ADDRESSING MENTAL HEALTH.

TED: LUIS FONG, GOOD TO HAVE YOU HERE.

THANK YOU FOR JOINING US.

>> THANK YOU SO MUCH.

.

TED: CARNEGIE UNITED NEWS NIGHT 2021 IS BASED AT CRONKITE SCHOOL OF JOURNALISM AND MASS COMMUNICATION.

THEY BRING TOGETHER SOME OF THE MOST TALENTED JOURNALISM STUDENTS TO PRODUCE IN-DEPTH NEWS PROJECTS.

THE LATEST PROJECT LOOKS AT THREATS BY ELECTION WORKERS AND THE IMPACT OF THE THREATS HERE IN ARIZONA AND AROUND THE COUNTRY.

MARICOPA COUNTY, THE ELECTIONS PROCESS WAS A VERY SLEEPY, QUIET, ONE-DAY EVENT FOR THE MOST PART.

WHAT WE SAW IN 2020 WAS OBVIOUSLY SOMETHING THAT REALLY SHOOK US IN OUR COMMUNITY.

OBVIOUSLY, A LOT MORE SECURITY MEASURES TAKING PLACE WITH FENCING BUT WE DO ADDITIONAL MEASURES.

EVERYTHING FROM THE ROADWAY, TO THE SIDEWALKS AND PARKING LOT AND FORTIFIED.

I HATE TO SAY THAT, BUT THAT'S THE REALITY.

OUR NUMBER ONE JOB IS TO MAKE SURE THEY'RE SAFE AND CARRY OUT THE PROCESS THAT NEEDS TO BE DONE.

>> I'VE BEEN AT MARICOPA COUNTY ATTORNEY'S OFFICE FOR 16 YEARS.

I'VE GOTTEN LETTERS TO ME -- ACTUALLY TO MY WIFE SAYING THIS PERSON IS GOING TO KILL OUR FOURTH CHILD.

AND THEY NAMED THEM.

INTERESTING THEY KNEW THE FOURTH CHILD'S NAME.

MY PHONE RANG AND I WAS TOLD TO GO UPSTAIRS AND SIT IN THE ATTORNEY'S OFFICE, THE FBI WAS THERE AND THEY NEEDED TO TALK TO ME.

THEY HAD TWO VERY SPECIFIC THREATS TO ME AND TO MY CHILDREN THEY HAD GOTTEN ON THE INTERNET AND PUT ARMED GUARDS IN MY HOUSE, 24 HOURS A DAY, 7 DAYS A WEEK.

THIS IS WHAT THEY GIVE YOU WHEN THE FBI SAYS WEAR YOUR BODY ARMOR AND CARRY A FIREARM.

TED: CHILLING STUFF.

JOINING US TO TALK ABOUT THE OVERALLY EFFECT OF THE THREATS HAVING ON ELECTION WORKERS, PAULINE ARRIAGA AND THE NEWS 2 1 FELLOW.

THANK YOU, BOTH FOR JOINING US.

WHAT INSPIRED YOU FOR THIS INVESTIGATIVE REPORT?

>> EVERY YEAR WE BRING STUDENTS TO REPORT ON ONE MAJOR TOPIC AND LARGER TOPIC THIS YEAR WAS THE STATE OF AMERICAN DEMOCRACY.

SO INVESTIGATING INTIMIDATION, VIOLENCE AND THREATS AGAINST ELECTION WORKERS WAS ONE PIECE OF A MUCH LARGER PROJECT, LOOKING AT WHERE WE ARE RIGHT NOW IN OUR DEMOCRACY, AND WHAT I THINK IS PRETTY SAFE TO SAY, AN ELECTION YEAR LIKE NO OTHER.

TED: INDEED, AND YOU ARE PART OF THE PROJECT.

TALK TO US ABOUT THAT, AND WHAT YOU EXPECTED GOING IN AND WHAT YOU FOUND?

>> NO DOUBT.

FIRST OFF, THANK YOU FOR HAVING US TO SPEAK ABOUT THE STORY.

ONCE WE STARTED IN THIS JOURNEY OF THE STORY.

WE STARTED IN JANUARY ACTUALLY, SCRIPT WRITING WHERE WE WANTED TO DIVE INTO THIS ELECTION SEASON, AND JUST LIKE HOW PAULINE SAID IT'S A CONTENTIOUS ELECTION SEASON LIKE NO OTHER.

WENT OUT INTO THE FIELD AND SPEAKING TO THE INDIVIDUALS.

I BELIEVE A LOT OF PEOPLE TEND TO LOOK AT THEM FOR OCCUPATION FOR WHAT THEY ARE.

IN REALITY, THESE PEOPLE ARE MOTHERS, FATHERS, NEIGHBORS AND THEY'RE DOING THIS FOR US AS A DEMOCRACY, AND WHAT WE FOUND OUT, YOU KNOW, IN OUR REPORTS IS THAT SEVEN OUT OF TEN FIELD THREATS HAVE INCREASED SINCE 2020, AND YOU KNOW, IT'S ONLY GOING TO GET, UNFORTUNATELY, MORE CONTENTIOUS AS WE GO ON.

WE'RE A WEEK AWAY FROM THE ELECTION, AND FROM OUR REPORTING, WE SAW NUMEROUS AMOUNTS OF THINGS, RANGING FROM DIFFERENT STATES AS WELL.

TED: AND PAULINE, YOUR REPORTERS TALK TO ELECTION WORKERS.

THE EFFECT THESE THREATS HAD ON THEM, WHAT DID YOU FIND?

>> YOU HEARD SOME OF THE THREATS RIGHT THERE.

AND THE -- WHAT WAS SO STUNNING FOR US.

WE HEARD ABOUT SOME OF THESE THREATS BUT DENZEN AND THE OTHER REPORTERS GOT AUDIO OF THE THREATS, GOT COPIES OF WHAT WAS POSTED ON THE DARK WEB.

TINA BARTON, AN ELECTION OFFICIAL IN MICHIGAN QUIT.

SHE NOW WORKS FOR THE COMMITTEE FOR SAFE AND SECURE ELECTION.

SHE GOES AROUND THE COUNTRY AND TRIES TO HELP, TRAIN, LAW ENFORCEMENT AND ELECTION WORKERS TO INCREASE SAFETY AT THIS TIME.

AND TOM LIDDY, THEY WERE THREATENING HIS CHILD.

HE ATE THANKSGIVING DINNER IN 2020 WITH ARMED GUARDS OUTSIDE OF HIS HOME AND DROVE TO THE SENTENCING FOR THE PERSON WHO THREATENED HIM.

I THINK IT SHAKES THEM TO THEIR CORE.

THEY WALK AROUND UNTIL THEY KNOW WHO ACTUALLY -- THE PERPETRATOR IS, FEARFUL OF ANYONE ON THE STREET.

THEIR KIDS ARE FEARFUL.

SO YOU KNOW, AND PEOPLE ARE QUITTING.

SO THE BRIGHAM CENTER FOR JUSTICE STUDIES THIS.

HALF OF ELECTION WORKERS FEAR FOR THE SAFETY OR SAFETY OF THEIR COLLEAGUES, AND A THIRD KNOW SOMEBODY WHO QUIT BECAUSE OF THIS.

THAT'S A THREAT TO DEMOCRACY.

>> IT IS, AND DENZEN, WHEN YOU TALK TO THE FOLKS, INTERVIEWING THEM, HOW DIFFICULT A PROCESS IS THAT.

THIS IS EMOTIONAL FOR THEM.

A DIFFICULT THING FOR THEM TO TALK ABOUT.

HOW DO YOU GET THEM TO OPEN UP ENOUGH TO WHERE ITS INFORMATIONAL FOR THE REST OF US?

>> I THINK LIKE ANY OTHER INTERVIEW, WE TREAT THEM WITH THE RESPECT THAT THEY DESERVE, AND SPEAKING TO THEM ON A PERSONAL BASIS AND NOT LOOKING AT THEM, JUST WHAT THEY DO FOR THEIR OCCUPATION BUT WHO THEY ARE AS A PERSON, AND YOU KNOW, WHEN THEY SHARE THE STORIES, MR. LIDDY'S STORY, HE SHOWED US THE BULLETPROOF VEST WHEN WE'RE INTERVIEWING HIM.

WHEN HE RAISED THAT TO US, EVEN AS A JOURNALIST, YOU KIND OF JUST ARE WIDE-EYED ON THAT MOMENT FOR THE OFFICIALS AND INDIVIDUALS HAVING TO FEAR FOR THEIR LIVES.

IT'S DEFINITELY SHOCKING.

YOU WANT TO APPROACH IT WITH THE RESPECT AND DIGNITY IT DESERVES FOR THE STORY.

TED: DENZEN, MARICOPA COUNTY SHERIFF QUOTED IN THE REPORT AS TREATING THIS AS A, QUOTE, MAJOR EVENT.

WHEN YOU HEAR SOMETHING LIKE THAT, WHAT GOES THROUGH YOUR MIND?

>> NO DOUBT.

THEY ALSO SAID THEY TREATED IT LIKE THEIR SUPER BOWL.

IT IS A BIG EVENT FOR THEM.

NO DOUBT.

ARIZONA IS ANOTHER BATTLEGROUND STATE IN THIS ELECTION AND DEFINITELY TRYING TO TREAT IT SO, AND IN OUR REPORT AND THE VIDEO, YOU WILL SEE JUST WITHIN BACK IN JULY, THEY HAD ALREADY BOARDED UP OUTSIDE THE TABULATION CENTER, AND, YOU KNOW, JUST APPROACHING THAT IN THE MANNER THAT'S GOING TO HAVE TO BE.

IT'S QUITE SHOCKING.

TED: AND PAULINE, AS FAR AS GETTING REPORTERS, CORRALLING THEM, GETTING THEM GO THE RIGHT DIRECTION AND COALESCING, HOW DIFFICULT WAS THAT?

>> THAT'S PRETTY TOUGH.

WE HAD 29 DIFFERENT REPORTERS FROM 14 UNIVERSITIES.

THANKFULLY, WE ALSO HAD AMAZING EDITORS FROM AROUND THE COUNTRY AND DENZEN WAS -- JUST HAD THE OPPORTUNITY TO WORK WITH ANGELA HILL, THE CRONKITE SCHOOL'S IDA B.

WELLS PROFESSOR AND USED TO WORK AT THE "WASHINGTON POST," GREAT VIDEO PRODUCER.

IT'S AN INCREDIBLE CHALLENGE.

WE HAVE THEM IN THE SUMMER FOR TEN WEEKS.

WE SENT THEM OUT TO OVER TWO DOZEN CITIES IN 17 STATES AND THEY PRODUCED A TON OF CONTENT AROUND THE STATE OF AMERICAN DEMOCRACY THAT'S TRULY IMPRESSIVE, AND THIS CONTENT HAS BEEN PICKED UP BY THE ASSOCIATED PRESS.

BY USA TODAY.

MOTHER JONES, VOTE BEAT, YOU NAME IT.

PBS "NEWSHOUR."

TED: YES!

AND "ARIZONA HORIZON."

>> AND "ARIZONA HORIZON."

TED: AND DENZEN, BEFORE YOU GET OUT OF HERE, WHAT DID YOU LEARN FROM THE STORY?

>> YOU KNOW, I LEARNED THAT THIS ELECTION IS UNLIKE ANY OTHER, BUT ALSO, TOO, THAT A STORY LIKE THIS NEEDS TO BE TOLD.

I THINK IN NORMAL ELECTION SEASONS, WE SEE A LOT OF HORSE RACE COVERAGE, AS FAR AS THE POLLS, WHAT STATE YOU CAN SEE VOTING WHICH WAY, BUT YOU DON'T SEE A WHOLE LOT OF IN-DEPTH REPORTING AS FAR AS WHAT IS GOING ON BEHIND THE SCENES.

AS FAR AS MYSELF AND MY TEAM, I WANT TO GIVE A SHOUTOUT TO GABI, MARSHALL, THE WHOLE VIDEO TEAM AS WELL TO BRING THIS TOGETHER AS WELL AS THE WRITERS BECAUSE TELLING THE IN-DEPTH STORIES BEHIND THE SCENES, WHAT AMERICANS SHOULD DEFINITELY BE SEEING SO THEY KNOW WHEN THEY HEAD TO THE BALLOT BOX, THE PEOPLE THAT ARE HELPING MOVE FORWARD ALL THE PROCESSES.

TED: REAL QUICKLY, WHERE CAN WE FIND THIS REPORT?

>> FRACTUREED .NEWS.21.COM.

I HOPE I SAID THAT RIGHT.

TED: ME, TOO.

GOOD TO HAVE YOU HERE.

>> THANK YOU SO MUCH.

.

TED: KMART RECENTLY CLOSED LAST FULL SIZED STORE IN THE UNITED STATES.

IT WAS THE LATEST IN A SERIES OF MAJOR RETAIL CLOSURES INCLUDING WALGREENS, CVS AND 7-ELEVEN OUTLETS.

TO DISCUSS THE SIGNIFICANCE OF THE OUTLETS, WE HAVE W.P.

CAREY SCHOOL OF BUSINESS.

THANK YOU FOR JOINING US.

>> THANK YOU FOR HAVING US.

TED: KMART IS ADIOS, THEY ARE CLOSING CERTAIN BRANCHES: WHAT'S GOING ON HERE?

>> SUPPLY AND DEMAND, THERE ARE LOCATIONS AND BUSINESS CONCEPTS THAT WERE SUCCESSFUL AND ABLE TO MAINTAIN THE STORIES AND PAY RENTS AND OTHER BUSINESS CONCEPTS WHO TIME HAS PASSED SUCH AS KMART THEY ARE LESS POPULAR AND LESS ABLE TO MEET DEMANDS THAT PROPERTY OWNERS OR OTHERS MIGHT CHARGE.

TED: THIS IS SPECIFIC TO THE KMARTS, THE SEARS OF THE WORLD.

>> KMART AND SEARS STRUGGLED FOR A LONG PERIOD OF TIME.

THE LITANY OF OTHER RETAILERS.

MONTGOMERY WARD, BED BATH & BEYOND, THAT ULTIMATELY THE BUSINESS MODEL WASN'T ATTRACTIVE FOR CONSUMERS, GIVEN THE COMPETITIVE OPTIONS OUT THERE AND INVESTORS MADE A DECISION TO SHUTTER STORES AND NOT CONTINUE WITH THE BUSINESS, AND OTHER PARTICULAR CHAINS ARE CHALLENGED BECAUSE OF THE MISSTEPS AS WELL, PARTICULARLY IN THE CASE OF SOME OF THE PHARMACY CHAINS.

TED: SO IF YOU'RE TALKING BUSINESS MODEL HERE, WHAT DID THEY DO WRONG?

WHAT'S TARGET AND WALMART AND THESE FOLKS, WHAT ARE THEY DOING RIGHT?

>> HAVE A VALUED PROPOSITION THAT CONSUMERS ENJOY.

IN ECONOMICALLY CHALLENGED CLIMATE RIGHT NOW WITH HIGH INFLATION, CERTAINLY RETAILERS SUCH AS TARGET AND WALMART THAT EMPHASIZE LOW COST AND CONVENIENCE TEND TO DO WELL, OR THE DOLLAR STORES HAVE EXPLODED IN POPULARITY OVER THE LAST FEW YEARS, AND OTHER RETAILERS THAT COST POSITION IS NOT QUITE AS LOW, SUCH AS BED BATH & BEYOND, WHERE YOU CAN BUY A SIMILAR ASSORTMENT AT TARGET AND WALMART, BEGS THE QUESTION WHY WOULD YOU GO TO BED BATH & BEYOND AND PAY A HIGHER PRICE FOR THAT?

TED: INTERESTING, THE STORES THAT ARE CLOSING, THE KMART'S AND THE SEARS.

WHAT'S HAPPENING TO THE BUILDINGS?

IS SOMEONE MOVING IN?

WHAT'S GOING ON?

>> PARTICULARLY FOR PHOENIX, WE'RE LUCKY TO BE IN A DYNAMIC LOCATION, AND FOR THE MOST PART, VACANCY RATES ARE LOWER THAN PRE-PANDEMIC.

I THINK WHAT HAPPENED IS WHILE THERE WAS A BUNCH OF OVERSUPPLY RETAIL SPACE IN THE MID 2000s, THERE'S A DEARTH OF CONSTRUCTION IN 2008 AND 2009 AND SLOWDOWN OF CONSTRUCTION WITH THE GREAT PANDEMIC, AND THE ECONOMY HAS GROWN.

AND BUSINESSES WANT TO TAKE THE SPACE.

THE VACANCY RATE IS LOWER NOW THAN PRE-PANDEMIC, AND RETAIL RATES ARE HIGHER THAN THEY'VE BEEN.

THERE ARE NEW CONCEPTS, PICKLEBALL COURTS, CHURCHES TAKE OVER THE SPACE OR TRAMPOLINE PARKS, THERE IS LOTS OF NEW INNOVATIVE BUSINESSES REPURPOSING THE SPACES LEFT BEHIND BY THE LARGER STORES.

TED: OKAY, AND THE LARGER STORES HAVE BEEN LEFT BEHIND.

IS AMAZON JUST -- IS AMAZON JUST RUNNING EVERYTHING RIGHT NOW?

>> TO AN EXTENT, BUT IT'S INTERESTING THAT WHILE THERE WAS A GROWTH IN ONLINE SHOPPING DURING THE PANDEMIC, OVER THE LAST SIX MONTHS, IT'S FLATTENED, AND THERE'S GREATER GROWTH WITHIN BRICK-AND-MORTAR STORES THAN ONLINE SALES.

PEOPLE WANT TO GET OUT AND ENJOY THE EXPERIENCE OF SHOPPING AND GETTING EXACTLY WHAT THEY WANT AND NOT HAVING TO DEAL WITH THE RETURN HASSLE WHEN THEY DON'T PURCHASE WHAT THEY NEED.

SURPRISINGLY THERE IS GREATER GROWTH IN BRICK AND MORTAR RETAIL STORES THAN THERE IS ONLINE.

TED: LAST QUESTION HERE, WHAT DOES ALL OF THIS MEAN FOR US CONSUMERS?

>> I THINK IT'S JUST YOU SIT BACK AND REALIZE THAT THE MARKET'S EFFICIENT AND THERE ARE PRIOR CONCEPTS AND STORES THAT VISITED BY CONSUMERS AND DISAPPEAR AND GIVES OPPORTUNITY FOR NEW BUSINESSES TO TAKE THEIR PLACE, OVERALL WE'RE BETTER OFF.

TED: WHO KNOWS?

MAYBE AMAZON WILL BE A MEMBER OF KMART AS KING, YOU NEVER KNOW, DO YOU?

>> AMAZON HAS BRICK AND MORTAR PRESENCE, AND WARBY PARKER OPEN MORE RETAIL BRANCHES BECAUSE IT'S A GREAT FORM OF ADVERTISING.

IT'S A DYNAMIC SPACE, HARD TO KNOW HOW IT'S GOING TO EVOLVE.

TED: GREAT INFORMATION, MICHAEL.

THANK YOU FOR JOINING US.

>> THANK YOU.

TED: THAT'S IT FOR NOW.

I'M TED SIMONS.

THANK YOU FOR JOINING US.

YOU HAVE A GREAT EVENING.

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