{"id": "m-37a671ba2f", "slug": "decatur-belvedere-plaza", "type": "strip", "name": "Belvedere Plaza", "aka": [], "city": "Decatur", "county": "DeKalb County", "state": "GA", "country": "US", "census_division": 5, "lat": 33.755135552483, "lon": -84.267094402426, "geocode_method": null, "address": null, "metro": null, "original_use": "strip center", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": null, "strategy": ["reinhabit"], "new_use": null, "share_retrofit": null, "status": "proposed", "year_retrofit": 2026, "developer": "Hutton", "architect": null, "after_notes": "former Kroger anchor split into 3 retail suites", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "wikidata_qid": null, "wikipedia": null, "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-06", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "13089", "opp_score": 0.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $1,591"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/strips/ga/decatur-belvedere-plaza/", "events": [{"year": 2026, "date": null, "kind": "retrofit", "detail": "Retrofit: reinhabit", "source_id": null}], "sources": [{"id": 1056, "site_id": "m-37a671ba2f", "url": "https://hoodline.com/2026/06/kroger-walks-24-million-steps-in-to-rescue-decatur-s-belvedere-plaza/", "title": "hoodline.com", "publisher": null, "date": "2026-06", "quote": null, "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Hutton", "kind": "developer", "role": "developer", "year_from": 2026, "year_to": null}], "parcels": [{"id": 75, "owner": "R AND R ATLANTA REAL ESTATE", "acres": 2.47, "land_use": "TC", "zoning": "C-1", "appraised": 1470300.0, "sale_date": null, "source_url": "https://dcgis.dekalbcountyga.gov/hosted/rest/services/PropertyAppraisal/Parcels_IASWorld/FeatureServer/0", "retrieved": "2026-10-15"}, {"id": 76, "owner": "R AND R ATLANTA REAL ESTATE LLC", "acres": 0.08, "land_use": "TC", "zoning": "C-1", "appraised": 41200.0, "sale_date": null, "source_url": "https://dcgis.dekalbcountyga.gov/hosted/rest/services/PropertyAppraisal/Parcels_IASWorld/FeatureServer/0", "retrieved": "2026-10-15"}, {"id": 77, "owner": "BANK OF THE OZARKS", "acres": 1.2, "land_use": "TC", "zoning": "C-1", "appraised": 2250000.0, "sale_date": null, "source_url": "https://dcgis.dekalbcountyga.gov/hosted/rest/services/PropertyAppraisal/Parcels_IASWorld/FeatureServer/0", "retrieved": "2026-10-15"}, {"id": 78, "owner": "ILIYAN PROPERTIES LLC", "acres": 0.42, "land_use": "TC", "zoning": "C-1", "appraised": 1229200.0, "sale_date": null, "source_url": "https://dcgis.dekalbcountyga.gov/hosted/rest/services/PropertyAppraisal/Parcels_IASWorld/FeatureServer/0", "retrieved": "2026-10-15"}, {"id": 79, "owner": "WAL MART REAL ESTATE BUSINESS", "acres": 19.23, "land_use": "TC", "zoning": "MU-4", "appraised": 23172700.0, "sale_date": null, "source_url": "https://dcgis.dekalbcountyga.gov/hosted/rest/services/PropertyAppraisal/Parcels_IASWorld/FeatureServer/0", "retrieved": "2026-10-15"}, {"id": 80, "owner": "MEMORIAL AND COLUMBIA LLC", "acres": 1.0, "land_use": "TC", "zoning": "C-2", "appraised": 2350000.0, "sale_date": null, "source_url": "https://dcgis.dekalbcountyga.gov/hosted/rest/services/PropertyAppraisal/Parcels_IASWorld/FeatureServer/0", "retrieved": "2026-10-15"}, {"id": 81, "owner": "SUNTRUST BANK", "acres": 1.47, "land_use": "TC", "zoning": "MU-4", "appraised": 2198900.0, "sale_date": null, "source_url": "https://dcgis.dekalbcountyga.gov/hosted/rest/services/PropertyAppraisal/Parcels_IASWorld/FeatureServer/0", "retrieved": "2026-10-15"}], "context": {"assessment": {"what_happened": "Belvedere Plaza opened as a strip center in Decatur, GA, with a Kroger anchor tenant. The anchor was later subdivided into three retail suites. A proposed reinhabit retrofit is slated for 2026 by developer Hutton.", "why": "The record notes the Kroger anchor split into three suites, indicating anchor reconfiguration; no other causes such as competition, debt, or demolition are stated.", "where_it_stands": "The site is currently in a proposed status for a 2026 reinhabit retrofit, with Hutton as the developer and multiple parcel owners including Walmart Real Estate Business.", "for_a_planner": ["No specific policy tools or precedents are documented in the record.", "Open questions include the timeline for approvals, financing details, and potential community impacts."], "for_a_developer": ["Total parcel area sums to approximately 25.87 acres.", "Control is fragmented among several owners, with Hutton designated as the developer for the proposed retrofit.", "Entitlement stage is proposed, with a retrofit planned for 2026.", "Market signals show an opportunity score of 0.0, citing the site as already in play and a median rent of $1,591."], "risks_and_unknowns": ["Original opening date and anchor loss details are not provided.", "Information on competition, debt levels, or demolition activity is absent.", "Context layers such as flood risk, transit access, or environmental constraints are not included in the record.", "The record is marked as draft with only one source, indicating thin data verification."], "data_quality": "thin", "one_line": "Belvedere Plaza in Decatur, GA, a strip center with former Kroger anchor split, proposed 2026 reinhabit retrofit by Hutton today.", "model": "nvidia/nemotron-3-super-120b-a12b", "machine": "NVIDIA API via Hermes CT", "record_sha1": "dd0e355f58d2"}, "cluster": {"within_10km": [{"id": "m-45c51eb6f0", "name": "Avondale Mall", "city": "DeKalb County", "status": "demolished", "km": 0.2}, {"id": "n-2b23cca6ef", "name": "East Lake Meadows", "city": "Atlanta", "status": "demolished", "km": 3.2}, {"id": "m-ee13d5bf7a", "name": "North DeKalb Mall", "city": "Decatur", "status": "demolished", "km": 6.0}], "count_10km": 3, "count_25km": 56}, "elevation": {"elevation_ft": 989.3, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "env": {"count": 13, "facilities": [{"name": "BANKOZK - MEMORIAL DR", "programs": " ", "site_type": "1542", "flags": "", "brownfield": false}, {"name": "BELVEDERE PARK", "programs": " ", "site_type": "1629", "flags": "", "brownfield": false}, {"name": "BUDDY OAKES & SONS", "programs": " ", "site_type": "", "flags": "", "brownfield": false}, {"name": "CALIBER CAR WASH - DECATUR", "programs": " ", "site_type": "1542", "flags": "", "brownfield": false}, {"name": "CHARM (LIVETHRIVE)", "programs": " ", "site_type": "1629", "flags": "", "brownfield": false}, {"name": "FIRESTONE STORE NO 07E6", "programs": " ", "site_type": "", "flags": "", "brownfield": false}, {"name": "KROGER 303-11", "programs": " ", "site_type": "445110", "flags": "", "brownfield": false}, {"name": "MIDWAY COMMONS", "programs": " ", "site_type": "1521", "flags": "", "brownfield": false}, {"name": "NAPA AUTO PARTS GENUINE PARTS", "programs": " ", "site_type": "", "flags": "", "brownfield": false}, {"name": "SHERWIN WILLIAMS CO", "programs": " ", "site_type": "44412", "flags": "", "brownfield": false}, {"name": "SOUTH COLUMBIA DR SHARED-USE PATH, PHASE 3", "programs": " ", "site_type": "1623", "flags": "", "brownfield": false}, {"name": "THE GOODYEAR TIRE & RUBBER CO.", "programs": " ", "site_type": "9999", "flags": "", "brownfield": false}], "brownfield": false, "retrieved": "2026-10-15"}, "flood": {"zone": "X", "subtype": "AREA OF MINIMAL FLOOD HAZARD", "sfha": "F", "bfe": -9999.0, "retrieved": "2026-10-15"}, "food_access": {"tract10": "13089023107", "urban": 1, "lila_1_10": 1, "low_access_1mi": 1, "lapop1share": 24.2075298727898, "poverty_rate": 22.125147579693, "median_family_income": 39093.0, "snap_households": 479.0, "pop2010": 4452.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 332528, "month": "2026-09", "change_1y": -0.018, "change_5y": 0.094}, "zori": {"latest": 1764, "month": "2026-09", "change_1y": 0.023, "change_5y": 0.121}, "county_fips": "13089", "source": "Zillow Research (ZHVI, ZORI)"}, "hpi": {"year": 2025, "index": 445.0, "change_1y": 0.047, "change_5y": 0.464, "change_10y": 2.013, "base": "2000=100 (FHFA annual tract index, all-transactions)", "tract": "13089023107", "retrieved": "2026-10-20"}, "jobs_lodes": {"tract20": "13089023107", "jobs": 329, "retail_jobs": 48, "food_accommodation_jobs": 46, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "lihtc": {"count_1km": 1, "units_1km": 80, "li_units_1km": 80, "projects": [{"name": "Forrest Heights Apts Nsp3", "units": 80, "year": null, "bond": false}], "retrieved": "2026-10-16"}, "listings": {"zip": "30032", "month": "202609", "median_listing_price": 300000, "median_listing_price_yy": 0.0889, "active_listing_count": 326, "median_days_on_market": 58, "price_reduced_share": 0.2816, "pending_ratio": 0.1828, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "nrhp": {"count": 0, "places": [], "retrieved": "2026-10-15"}, "nri": {"tract": "13089023107", "risk_score": 10.2, "risk_rating": "Very Low", "eal_score": 18.1, "eal_rating": "Very Low", "expected_annual_loss_usd": 702667, "social_vulnerability": "Very Low", "community_resilience": "Relatively Low", "hazards": {"hurricane": "Very Low", "tornado": "Relatively Low", "inland flooding": "Relatively Low", "heat wave": "Relatively Low", "wildfire": "Very Low", "earthquake": "Relatively Low", "hail": "Relatively Low", "strong wind": "Relatively Low", "winter weather": "Relatively Low", "landslide": "Very Low", "ice storm": "Relatively Low", "cold wave": "Relatively Low", "lightning": "Relatively Moderate"}, "high_hazards": [], "retrieved": "2026-10-16"}, "opportunity": {"tract10": "13089023107", "kfr_p25": 0.2948, "jail_p25": 0.0395, "kids_count": 1265.673, "commuting_zone": "Atlanta", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "overture": {"candidates": 276, "place": {"id": "d09242a1-584b-4f18-b96a-618dc788096a", "name": "Belvedere Plaza Dental", "category": "dental_clinic", "operating_status": null, "websites": [""], "socials": null, "phones": ["4045678485"], "emails": null, "address": {"freeform": "3521 Memorial DriveSuite A", "locality": "Decatur", "region": "GA", "postcode": "30032"}, "brand_wikidata": null, "confidence": 0.8596489038318396, "lat": 33.7532092, "lon": -84.2677039, "providers": ["Microsoft", "Overture"], "km": 0.22, "match_score": 4, "explore": "https://explore.overturemaps.org/?feature=places.place.d09242a1-584b-4f18-b96a-618dc788096a#17/33.75321/-84.26770"}, "retrieved": "2026-10-15", "building": {"id": "f04a4272-5f73-407e-afe3-2f84a0f8d8b0", "area_m2": 2114, "height_m": 5.011040210723877, "levels": null, "class": null, "names": null, "contains_point": false, "km": 0.17, "explore": "https://explore.overturemaps.org/?feature=buildings.building.f04a4272-5f73-407e-afe3-2f84a0f8d8b0#17/33.75514/-84.26709"}, "large_buildings_nearby": 1, "buildings_done": true}, "oz": {"opportunity_zone": false, "tract": null, "rural": null, "retrieved": "2026-10-15"}, "peers": {"peers": [{"id": "n-31e56c0ddf", "name": "Piedmont Center", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["same strategy: reinhabit", "also in GA", "11 km away"]}, {"id": "n-04402ffe05", "name": "2 Peachtree Street", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["same strategy: reinhabit", "also in GA", "11 km away"]}, {"id": "n-2e18e3b33b", "name": "One Park Tower", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["same strategy: reinhabit", "also in GA", "11 km away"]}, {"id": "n-ed4acd2e91", "name": "Atlanta Constitution Building", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["same strategy: reinhabit", "also in GA", "11 km away"]}, {"id": "n-9d4ff3c088", "name": "Northlake Parkway", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["same strategy: reinhabit", "also in GA", "11 km away"]}, {"id": "n-852d03ef41", "name": "Summit at Peachtree Parkway", "city": "Peachtree Corners", "state": "GA", "score": 6.0, "why": ["same strategy: reinhabit", "also in GA", "24 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "DeKalb County", "2024": {"units_1": 853, "units_2_4": 0, "units_5plus": 385, "value_total": 330925020}, "2023": {"units_1": 711, "units_2_4": 2, "units_5plus": 1563, "value_total": 334984054}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "13089", "year": 2025, "establishments": 2296, "employment": 32172, "avg_annual_pay": 47643, "lq_employment": 1.04, "employment_change_1y": -4.5, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2212, "emp": 30578}, "2023": {"estab": 2187, "emp": 32286}, "estab_change": -0.011, "emp_change": 0.056, "county_fips": "13089"}, "schools": {"district": "DeKalb County School District", "district_geoid": "1301740", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Wadsworth Magnet School for High Achievers", "DeKalb School of the Arts", "Museum School Avondale Estates"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "13089", "years": "2016-2025", "events": 157, "by_type": {"Thunderstorm Wind": 124, "Hail": 13, "Flash Flood": 10, "Tornado": 4, "Heavy Rain": 2, "Lightning": 2, "Flood": 1, "Winter Storm": 1}, "property_damage_usd": 5131000, "deaths_direct": 0, "injuries_direct": 2, "note": "county-typed events only; events logged to forecast zones (CZ_TYPE Z: most winter, heat, flood and coastal events) are not counted", "source": "NOAA NCEI Storm Events Database, details files", "retrieved": "2026-10-20"}, "svi": {"tract": "13089023107", "overall_pct": 0.6, "socioeconomic_pct": 0.85, "household_pct": 0.37, "minority_pct": 0.82, "housing_transport_pct": 0.19, "pop": 4289, "poverty150_share": 31.6, "no_vehicle_share": 9.5, "minority_share": 75.5, "unemployed_share": 8.2, "retrieved": "2026-10-15"}, "tract": {"geoid": "13089023107", "pop": 4175, "pop_per_sqmi": 2881, "median_hh_income": 81667, "median_gross_rent": 1483, "renter_share": 0.28, "vacancy_rate": 0.232, "transit_commute_share": 0.054, "retrieved": "2026-10-15"}, "tract_change": {"geoid": "13089023107", "y2013": {"pop": 4375, "median_hh_income": 37776, "renter_share": 0.403, "median_home_value": 94700}, "y2023": {"pop": 4175, "median_hh_income": 81667, "renter_share": 0.276, "median_home_value": 210500}, "retrieved": "2026-10-16", "pop_change": -0.046, "median_hh_income_change": 1.162, "renter_share_change": -0.127, "median_home_value_change": 1.223}, "traffic": {"max_aadt": 29300, "trucks_aadt": null, "road": "Memorial Dr SW;", "class": "minor arterial", "lanes": 6, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}, "transit": {"rail_stations": [], "bus_stops": 0, "bus_stations": [], "motorway_junctions": [], "retrieved": "2026-10-15"}, "walk": {"geoid": "130890231073", "walk_index": 10.8, "intersection_density": 52.5, "road_density": 14.6, "transit_distance_m": 518.0, "land_use_mix": 0.38, "jobs_per_acre": 0.44, "jobs_45min_auto": 157351, "jobs_45min_transit": 19784, "zero_car_share": 0.201, "pop": 1452, "housing_units": 564, "acres_land": 309.0, "retrieved": "2026-10-15"}, "web": {"images": [{"title": "Belvedere Plaza - 3479 Memorial Drive , Decatur, GA", "page": "https://www.commercialsearch.com/commercial-property/us/ga/decatur/belvedere-plaza-1/", "host": "commercialsearch.com", "img": "https://cdn.commercialsearch.com/images/6AE122B5-A1FB-465C-9F68-67D091659C89/31350193.jpeg?height=675", "engine": "bing images"}, {"title": "Belevedere Plaza History", "page": "http://belvedereplaza.blogspot.com/2010/03/belevedere-plaza-history.html", "host": "belvedereplaza.blogspot.com", "img": "https://i.pinimg.com/originals/a9/a3/84/a9a3842b646d7f7922ff2b1048d50fd1.jpg", "engine": "pinterest"}, {"title": "RICH'S at Belvedere Plaza", "page": "http://flickr.com/photos/24391992@N00/3866650552/", "host": "flickr.com", "img": "https://i.pinimg.com/originals/b5/ea/9a/b5ea9a11eb4f256dfc0b6faaaa8d9427.jpg", "engine": "pinterest"}, {"title": "After Kroger exit, $24M investment aims to revive shopping center ...", "page": "https://atlanta.urbanize.city/post/belvedere-plaza-decatur-kroger-exit-24m-investment-revive-shopping-center", "host": "atlanta.urbanize.city", "img": "https://atlanta.urbanize.city/sites/default/files/styles/950w/public/2026-06/Belvedere Plaza 1.png?itok=nHm5xR0t", "engine": "bing images"}, {"title": "3435-3553 Memorial Dr, Decatur, GA 30032 - Belvedere Plaza Sh…", "page": "https://www.loopnet.com/Listing/3435-3553-Memorial-Dr-Decatur-GA/38864058/", "host": "loopnet.com", "img": "https://images1.loopnet.com/i2/zYjh2NfZUYnYz8XbSsnuuZdg4Ssou1tXvnEs_RFXIdI/110/3435-3553-Memorial-Dr-Decatur-GA-Aerial-3-Large.jpg", "engine": "bing images"}, {"title": "Belvedere Plaza - 3479 Memorial Drive , Decatur, G…", "page": "https://www.propertyshark.com/cre/commercial-property/us/ga/decatur/belvedere-plaza-1/", "host": "propertyshark.com", "img": "https://cdncc.propertyshark.com/images/768CD751-5BDD-494A-B0BA-D94942B30CE5/31350190.jpeg?height=675", "engine": "bing images"}, {"title": "Belvedere Plaza developer awarded $3 million grant", "page": "https://www.msn.com/en-us/news/us/belvedere-plaza-developer-awarded-3-million-grant/ar-AA26t5Mv", "host": "msn.com", "img": "https://img-s-msn-com.akamaized.net/tenant/amp/entityid/AA26sINE.img?w=768&h=512&m=6", "engine": "bing images"}, {"title": "NEXT STOP...DECATUR: Belvedere Plaza Shopping Center", "page": "https://next-stop-decatur-ga.blogspot.com/2008/06/belvedere-plaza-shopping-center.html", "host": "next-stop-decatur-ga.blogspot.com", "img": "http://bp2.blogger.com/_oOvV-j5jZNQ/SErnGDZeP7I/AAAAAAAAAwg/_Sdvw8MxN8Y/s0-d/IMG_3669a.JPG", "engine": "bing images"}], "refs": [], "query": "\"Belvedere Plaza\" Decatur GA", "retrieved": "2026-10-15"}, "web_presence": {"websites": [""], "socials": [], "phones": ["4045678485"], "platforms": [], "overture_id": "d09242a1-584b-4f18-b96a-618dc788096a", "website_status": null, "website_final": null, "website_alive": false, "retrieved": "2026-10-15", "wayback": null}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "former Kroger anchor split into 3 retail suites", "origin": "record"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "former Kroger anchor split into 3 retail suites", "origin": "record"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "3 within 10 km", "origin": "computed"}, {"slug": "place-income-rising", "name": "Tract income up 60%+ since 2013", "group_": "place", "evidence": "+116%", "origin": "census-acs"}, {"slug": "owner-llc", "name": "Single-purpose entity", "group_": "owner", "evidence": "R AND R ATLANTA REAL ESTATE LLC", "origin": "county-parcels"}, {"slug": "place-prices-doubled", "name": "Tract house prices doubled in 10 years", "group_": "place", "evidence": "+201%", "origin": "fhfa"}, {"slug": "web-site-dead", "name": "Website dead or redirecting", "group_": "finance", "evidence": "", "origin": "overture / http check"}, {"slug": "era-retrofit-2020s", "name": "Retrofit 2020s", "group_": "era", "evidence": "2026", "origin": "record"}, {"slug": "use-grocery", "name": "Grocery", "group_": "use", "evidence": "former Kroger anchor split into 3 retail suites", "origin": "record"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "record"}], "details": {}, "photos": [], "provenance": {"*": "staffbox-seed-2026-10-14"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}