9. Impairment and Store Dispositions, Net

Impairment and store dispositions, net consisted of the following for the past three years:

	2013		2012		2011
Impairment	$	--	$	--	$	3,219
Gains on disposition of stores		--		--		(4,109	)
Store closing costs		--		--		265
Total	$	--	$	--	$	(625	)

The Company did not incur any impairment charges, gains on disposition of stores or store closing costs in 2013 or 2012. During 2011, the Company recorded impairment charges of $1,044 and $2,175, respectively, for office space which is classified as property held for sale and for a leased store. The leased store was impaired because of declining operating performance and resulting negative cash flow projections.

During 2011, the Company's gain on disposition of stores included gains resulting from the sale of two closed stores and a condemnation award resulting from an eminent domain proceeding. The Company received net proceeds of $1,054 from the sale of the two closed stores, which resulted in a gain of $485. The condemnation award consisted of net proceeds of $6,576, which resulted in a gain of $3,624. In 2011, the Company closed the store on which the condemnation award was received.