{"id": "n-199007e67b", "slug": "brookhaven-corporate-square", "type": "office-park", "name": "Corporate Square", "aka": [], "city": "Brookhaven", "county": "DeKalb County", "state": "GA", "country": "US", "census_division": 5, "lat": 33.85844, "lon": -84.3402, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "office", "year_opened": null, "year_closed": null, "acres": 32.0, "gla_sqft": 296078, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from roughdraftatlanta.com, model-extracted, unreviewed: An old office park, Corporate Square, in Brookhaven, Georgia, is approved for redevelopment into a 32-acre mixed-use project with housing, retail, restaurants, and recreation by Third & Urban, with a kick-off expected in 2026.", "strategy": ["redevelop", "regreen", "reinhabit"], "new_use": ["entertainment", "healthcare", "hotel", "housing", "mixed", "office", "park", "retail"], "share_retrofit": null, "status": "approved", "year_retrofit": 2026, "developer": "Third & Urban", "architect": null, "after_notes": "32 acres of residential, retail, restaurants, and recreation", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "approved", "public_subsidy": null, "entitlement_year": 2025, "planning_notes": "Approved by Brookhaven City Council.", "wikidata_qid": null, "wikipedia": null, "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "13089", "opp_score": 20.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "32 acres", "median rent $1,591", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/ga/brookhaven-corporate-square/", "events": [{"year": 2022, "date": null, "kind": "note", "detail": "Public Participation Meeting Held", "source_id": 7040}, {"year": 2022, "date": null, "kind": "note", "detail": "Public Participation Report Submitted", "source_id": 7041}, {"year": 2023, "date": null, "kind": "note", "detail": "Tellus Partners presented a plan to the Brookhaven Planning Commission to redevelop a seven-story office building at 3 Corporate Square into 165 residential units.", "source_id": 7036}, {"year": 2024, "date": null, "kind": "note", "detail": "Funny hosted the Buford Highway Summit with no plans on deck for Corporate Square", "source_id": 7037}, {"year": 2025, "date": null, "kind": "note", "detail": "Third & Urban approved to rezone Corporate Square by the Brookhaven City Council", "source_id": 7038}, {"year": 2025, "date": null, "kind": "note", "detail": "Acquisition of Corporate Square", "source_id": 7042}, {"year": 2026, "date": null, "kind": "note", "detail": "Project expected to kick off", "source_id": 7039}, {"year": 2026, "date": null, "kind": "retrofit", "detail": "Retrofit: redevelop, regreen, reinhabit", "source_id": null}], "sources": [{"id": 7032, "site_id": "n-199007e67b", "url": "https://roughdraftatlanta.com/2025/05/02/brookhaven-corporate-square-development-2/", "title": "Brookhaven's Corporate Square to undergo major redevelopment | Rough Draft®", "publisher": "roughdraftatlanta.com", "date": null, "quote": "Corporate Square", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7033, "site_id": "n-199007e67b", "url": "https://www.brookhavenga.gov/DocumentCenter/View/2178/Corporate-Square-Residential-Rezoning-PDF", "title": "Pre-Application Petition No", "publisher": "brookhavenga.gov", "date": null, "quote": "Corporate Square", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7034, "site_id": "n-199007e67b", "url": "https://rebusinessonline.com/third-urban-highbrook-investors-acquire-corporate-square-in-atlanta-plan-605m-mixed-use-redevelopment/", "title": "Third & Urban, HighBrook Investors Acquire Corporate Square in Atlanta ...", "publisher": "rebusinessonline.com", "date": null, "quote": "Corporate Square", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7035, "site_id": "n-199007e67b", "url": "https://atlanta.urbanize.city/post/corporate-square-northbend-32-acre-overhaul-office-brookhaven-campus-i-85-key-step-forward", "title": "30-acre overhaul of office campus along I-85 takes key step forward", "publisher": "atlanta.urbanize.city", "date": null, "quote": "Corporate Square", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7036, "site_id": "n-199007e67b", "url": "https://roughdraftatlanta.com/2025/05/02/brookhaven-corporate-square-development-2/", "title": "Timeline", "publisher": null, "date": null, "quote": "In January 2023, Tellus Partners presented a plan to the Brookhaven Planning Commission to redevelop a seven-story office building at 3 Corporate Square into 165 residential units.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7037, "site_id": "n-199007e67b", "url": "https://roughdraftatlanta.com/2025/05/02/brookhaven-corporate-square-development-2/", "title": "Timeline", "publisher": null, "date": null, "quote": "One year later, in January 2024, with no plans on deck for Corporate Square, Funny hosted the Buford Highway Summit.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7038, "site_id": "n-199007e67b", "url": "https://roughdraftatlanta.com/2025/05/02/brookhaven-corporate-square-development-2/", "title": "Timeline", "publisher": null, "date": null, "quote": "Enter Third & Urban, approved to rezone Corporate Square by the Brookhaven City Council in April", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7039, "site_id": "n-199007e67b", "url": "https://roughdraftatlanta.com/2025/05/02/brookhaven-corporate-square-development-2/", "title": "Timeline", "publisher": null, "date": null, "quote": "The project is expected to kick off in 2026.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7040, "site_id": "n-199007e67b", "url": "https://www.brookhavenga.gov/DocumentCenter/View/2178/Corporate-Square-Residential-Rezoning-PDF", "title": "Timeline", "publisher": null, "date": null, "quote": "Public Participation Meeting Held: November 7, 2022", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7041, "site_id": "n-199007e67b", "url": "https://www.brookhavenga.gov/DocumentCenter/View/2178/Corporate-Square-Residential-Rezoning-PDF", "title": "Timeline", "publisher": null, "date": null, "quote": "Public Participation Report Submitted: November 10, 2022", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7042, "site_id": "n-199007e67b", "url": "https://rebusinessonline.com/third-urban-highbrook-investors-acquire-corporate-square-in-atlanta-plan-605m-mixed-use-redevelopment/", "title": "Timeline", "publisher": null, "date": null, "quote": "A partnership between locally based real estate company Third & Urban and HighBrook Investors has acquired Corporate Square", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 410, "site_id": "n-199007e67b", "kind": "sale", "date": null, "year": 2025, "acres": null, "sqft": null, "buyer": "Third & Urban, HighBrook Investors", "seller": null, "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://rebusinessonline.com/third-urban-highbrook-investors-acquire-corporate-square-in-atlanta-plan-605m-mixed-use-redevelopment/", "source_title": null, "source_date": null, "quote": "A partnership between locally based real estate company Third & Urban and HighBrook Investors has acquired Corporate Square", "verified": "draft", "retrieved": "2026-10-18"}, {"id": 411, "site_id": "n-199007e67b", "kind": "sale", "date": null, "year": null, "acres": null, "sqft": null, "buyer": "Third & Urban and capital partners HighBrook Investors", "seller": "four separate sellers", "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://atlanta.urbanize.city/post/corporate-square-northbend-32-acre-overhaul-office-brookhaven-campus-i-85-key-step-forward", "source_title": null, "source_date": null, "quote": "Atlanta-based developer Third & Urban and capital partners HighBrook Investors announced today they’ve closed on 30 acres of assembled properties from four separate sellers at Corporate Square", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "Third & Urban", "kind": "developer", "role": "developer", "year_from": 2026, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Corporate Square (32 acres, 296k sqft GLA) in Brookhaven, GA, has zoning approved for redevelopment (2025) and is set for a 2026 retrofit. Developer Third & Urban acquired the site in 2025. Current status: approved, not yet under construction. New uses include housing, retail, entertainment, healthcare, and office. After redevelopment, it will feature residential, retail, restaurants, and recreation (per after_notes).", "why": "Zoning change approved (2025), developer secured acquisition (2025), and the project aligns with regional trends: 18 nearby developments within 10km (e.g., Phipps Plaza, Ashford Green Office Park), housing market ZHVI $332,528 (2026-09), and ZORI $1,764 (2026-09). Peer comparison shows strong alignment with Brookside Office Park (score 10/10).", "where_it_stands": "Status: approved. Timeline: 2026 retrofit start. No construction underway. Housing is confirmed in new use (per opp_reasons).", "for_a_planner": ["Zoning approved for mixed-use (housing/retail/office)"], "for_a_developer": ["32 acres, 296k sqft GLA, median rent $1,591 (opp_reasons), 10km cluster of 18 developments"], "risks_and_unknowns": ["No construction status (only 'approved' and '2026 expected')", "Yield metrics (value_per_acre, parcel_value_total) are null", "Traffic data shows high volume (30,200 ADT) but no impact assessment"], "data_quality": "partial", "one_line": "Approved 2026 retrofit for 32-acre mixed-use project (housing/retail/office) in Brookhaven, GA, with zoning change secured (2025), developer Third & Urban.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "a40087bf9e70"}, "cluster": {"within_10km": [{"id": "m-9ca7535f56", "name": "Phipps Plaza", "city": "Atlanta", "status": "partial", "km": 2.1}, {"id": "m-0828e55f1a", "name": "Buford Clairmont Mall", "city": "Chamblee", "status": "built", "km": 3.0}, {"id": "n-a68b3952d2", "name": "Garden Hills Apartments", "city": "Atlanta", "status": "proposed", "km": 4.8}, {"id": "n-edeeb0cdd5", "name": "71 Sheridan Drive", "city": "Atlanta", "status": "proposed", "km": 4.8}, {"id": "n-015f5a8a09", "name": "1800 Century Blvd.", "city": "Chamblee", "status": "demolished", "km": 5.3}, {"id": "n-2eeb1601b2", "name": "Ashford Green Office Park", "city": "Brookhaven", "status": "approved", "km": 6.2}, {"id": "n-e2ce872f4e", "name": "Park Center Building Four", "city": "Dunwoody", "status": "proposed", "km": 6.8}, {"id": "m-20a5ce25df", "name": "Northlake Mall", "city": "Tucker", "status": "closed", "km": 7.8}, {"id": "m-6b182abdf8", "name": "Lotus Grove", "city": "Doraville", "status": "proposed", "km": 8.1}, {"id": "n-3d9a958c35", "name": "North River Shopping Center", "city": "Sandy Springs", "status": "approved", "km": 8.1}, {"id": "n-85248afe9f", "name": "Bishop", "city": "Sandy Springs", "status": "built", "km": 8.1}, {"id": "n-e2e5bec656", "name": "Embassy Row", "city": "Sandy Springs", "status": "proposed", "km": 8.1}], "count_10km": 18, "count_25km": 68}, "elevation": {"elevation_ft": 974.7, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13089021102", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 2.8931029231467402, "poverty_rate": 5.75050523608304, "median_family_income": 168494.0, "snap_households": 75.0, "pop2010": 4774.0, "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)"}, "jobs_lodes": {"tract20": "13089021104", "jobs": 1064, "retail_jobs": 463, "food_accommodation_jobs": 203, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "listings": {"zip": "30319", "month": "202609", "median_listing_price": 685000, "median_listing_price_yy": 0.0539, "active_listing_count": 225, "median_days_on_market": 57, "price_reduced_share": 0.1813, "pending_ratio": 0.2428, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "13089021102", "kfr_p25": 0.3887, "jail_p25": 0.0214, "kids_count": 347.7019, "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"}, "peers": {"peers": [{"id": "n-a5d3cb00f4", "name": "Brookside Office Park", "city": "Alpharetta", "state": "GA", "score": 10.0, "why": ["similar GLA (266,000 sq ft)", "same strategy: redevelop, reinhabit", "also in GA"]}, {"id": "n-e6c9f43820", "name": "Mixed-use development at the corner of Rosebud Road and Highway 78", "city": "Snellville", "state": "GA", "score": 9.0, "why": ["similar size (22.85 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-2eeb1601b2", "name": "Ashford Green Office Park", "city": "Brookhaven", "state": "GA", "score": 8.5, "why": ["similar GLA (268,000 sq ft)", "same strategy: redevelop", "also in GA"]}, {"id": "n-260fcd20bc", "name": "Former Delta Airlines Site", "city": "Eagan", "state": "MN", "score": 8.0, "why": ["similar size (39 acres)", "similar GLA (328,765 sq ft)", "same strategy: redevelop"]}, {"id": "n-085460adf6", "name": "Corporate Square", "city": "Brookhaven", "state": "MS", "score": 7.0, "why": ["similar size (32 acres)", "same strategy: redevelop, regreen"]}, {"id": "n-3e3c70b59c", "name": "Brookside One and Brookside Two", "city": "Alpharetta", "state": "GA", "score": 7.0, "why": ["same strategy: redevelop, 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": 0, "schools": [], "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"}, "traffic": {"max_aadt": 30200, "trucks_aadt": 838, "road": "141", "class": "principal arterial", "lanes": 5, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}, "yield": {"value_per_acre": null, "gla_per_acre": 9252, "far": 0.21, "parcel_value_total": null}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "32 acres of residential, retail, restaurants, and recreation", "origin": "record"}, {"slug": "use-office", "name": "Office", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "32 acres of residential, retail, restaurants, and recreation Approved by Brookhaven City Co", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "18 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "32 acres of residential, retail, restaurants, and recreation", "origin": "record"}, {"slug": "strategy-regreen", "name": "Regreened", "group_": "strategy", "evidence": "32 acres of residential, retail, restaurants, and recreation", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "32 acres of residential, retail, restaurants, and recreation Approved 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