When I was going to college, I used to take the bus into downtown Tacoma, Washington. It was kind of this rotten area at the time, mostly adult bookstores, a dying Woolworth's, a ghost town of a pedestrian mall, and a vast and empty parking garage where male hookers hung out.
Downtown Tacoma is set on a hill, and down the slope were industrial buildings and then the harbor. The slope made things difficult for large retail, but not for light industry, warehouses, and the like. That's where you could find Tacoma's Elephant Car Wash. I think I observed it open on only one occasion, although I'm sure it was a going concern and all. There it stood, rarely lit up, but always rotating.