Whenever I have come across an Apple Store in a basic mall it is usually because it is the ONLY viable location in the area/region, or it is taking advantage of a very specific feature. Like the Apple Store in the Eastview Mall in Rochester. There is no other place where it would make sense to open an Apple Store in that region. Or, like the North Star Mall in San Antonio, which is heavily patronized by Mexicans from the northern states that drive to SA (or, Houston) on weekends to shop in those cities.

The Newport mall doesn't have any special features to attract an Apple Store. And, has been pointed out many times over by a lot of people, there are many Apple stores (4+) in NYC within 10-30 minutes of DTJC.