{"id": "n-215b68192a", "slug": "salford-regent-retail-park", "type": "strip", "name": "Regent Retail Park", "aka": [], "city": "Salford", "county": "Montgomery County", "state": "PA", "country": "US", "census_division": 2, "lat": 40.29571, "lon": -75.45462, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "Regent Retail Park", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": 118000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from propertyweek.com, model-extracted, unreviewed: Regent Retail Park, a strip-style retail site in Salford, is proposed for redevelopment into 3,300 homes, retail, civic space, and a park by Henley Investment Management.", "strategy": ["redevelop"], "new_use": ["civic", "housing", "park", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": null, "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": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "42091", "opp_score": 15.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 4.9% 2018–23", "median rent $1,612", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/strips/pa/salford-regent-retail-park/", "events": [], "sources": [{"id": 8240, "site_id": "n-215b68192a", "url": "https://www.propertyweek.com/news/henleys-1-3bn-mixed-use-salford-masterplan-hits-planning-hurdle", "title": "Henley's £1.3bn mixed-use Salford scheme hits planning hurdle", "publisher": "propertyweek.com", "date": null, "quote": null, "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8241, "site_id": "n-215b68192a", "url": "https://www.placenorthwest.co.uk/campaigners-force-henleys-78-storey-salford-skyscraper-back-before-planners/", "title": "Campaigners force Henley's 78-storey Salford skyscraper back ...", "publisher": "placenorthwest.co.uk", "date": null, "quote": "Regent Retail Park", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8242, "site_id": "n-215b68192a", "url": "https://www.pbctoday.co.uk/news/projects/1-3bn-regent-park-development-in-salford-gets-green-light/156895/", "title": "£1.3bn Regent Park development in Salford gets green light", "publisher": "pbctoday.co.uk", "date": null, "quote": "Regent Retail Park", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Regent Retail Park (Salford, PA) is a proposed redevelopment of a 118,000 sq ft strip mall. Status is 'proposed' with 'draft' verification. New uses include civic, housing, park, and retail. Housing market context shows Montgomery County (FIPS 42091) has rising ZHVI (+2.6% YoY) and ZORI (+3.1% YoY). Peer analysis shows 6 similar redevelopments in PA/VA/CA with comparable GLA and strategy. Recent permits indicate $776M in 2024 housing construction (1,877 single-family units). Traffic data shows low volume (742 ADT) on SALFORD STATION RD. Parcel details, exact address, and confirmation of 'already in play' status are unknown.", "why": "Record lacks parcel data, exact address, and verification of 'already in play' claim. County growth rate (4.9% 2018-23) is cited but not tied to Montgomery County in the record.", "where_it_stands": "Status: proposed (unconfirmed). Context: Housing market active, peer activity high. Missing: Physical site details, development timeline.", "for_a_planner": ["Status unverified", "Housing market data available", "Peer activity confirms regional trend"], "for_a_developer": ["GLA matches housing demand", "Low traffic volume noted", "No parcel data available for due diligence"], "risks_and_unknowns": ["'Already in play' claim unverified", "No address/parcel details", "County growth rate source unclear"], "data_quality": "good", "one_line": "Proposed 118k sq ft strip mall redevelopment in Salford, PA, with housing focus; housing market active but status unverified and parcel details missing.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "60fb6514c55e"}, "cluster": {"within_10km": [], "count_10km": 0, "count_25km": 4}, "elevation": {"elevation_ft": 177.9, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "42091207500", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 82.68809606934269, "poverty_rate": 2.07331730769231, "median_family_income": 104732.0, "snap_households": 15.0, "pop2010": 3299.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 492975, "month": "2026-09", "change_1y": 0.026, "change_5y": 0.273}, "zori": {"latest": 2073, "month": "2026-09", "change_1y": 0.031, "change_5y": 0.236}, "county_fips": "42091", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "42091207500", "jobs": 821, "retail_jobs": 366, "food_accommodation_jobs": 98, "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": "19438", "month": "202609", "median_listing_price": 612500, "median_listing_price_yy": 0.0471, "active_listing_count": 36, "median_days_on_market": 35, "price_reduced_share": 0.1034, "pending_ratio": 0.7746, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "42091207500", "kfr_p25": 0.4938, "jail_p25": -0.0019, "kids_count": 111.6655, "commuting_zone": "Philadelphia", "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-734a311729", "name": "Eagle Village Shopping Center", "city": "Fredericksburg", "state": "VA", "score": 6.0, "why": ["similar GLA (127,000 sq ft)", "same strategy: redevelop"]}, {"id": "n-2f6ad28eb1", "name": "Spring House Corporate Center", "city": "Lower Gwynedd", "state": "PA", "score": 6.0, "why": ["same strategy: redevelop", "also in PA", "25 km away"]}, {"id": "n-c56da653fe", "name": "Newtown Square Corporate Campus", "city": "Newtown Square", "state": "PA", "score": 6.0, "why": ["same strategy: redevelop", "also in PA", "35 km away"]}, {"id": "n-9e4beb4b28", "name": "Harbor Bay Landing", "city": "Alameda", "state": "CA", "score": 6.0, "why": ["similar GLA (130,000 sq ft)", "same strategy: redevelop"]}, {"id": "n-564b6dd728", "name": "Airport site (for large warehouse)", "city": "Allentown", "state": "PA", "score": 6.0, "why": ["same strategy: redevelop", "also in PA", "34 km away"]}, {"id": "m-e82eb88122", "name": "Exton Square Mall", "city": "Exton", "state": "PA", "score": 5.5, "why": ["same strategy: redevelop", "also in PA", "33 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Montgomery County", "2024": {"units_1": 1877, "units_2_4": 72, "units_5plus": 541, "value_total": 776830987}, "2023": {"units_1": 1269, "units_2_4": 32, "units_5plus": 124, "value_total": 431292921}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "42091", "year": 2025, "establishments": 2846, "employment": 50138, "avg_annual_pay": 41880, "lq_employment": 1.01, "employment_change_1y": -0.3, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 3260, "emp": 56414}, "2023": {"estab": 2949, "emp": 54704}, "estab_change": -0.095, "emp_change": -0.03, "county_fips": "42091"}, "schools": {"district": "Souderton Area School District", "district_geoid": "4221870", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 0, "schools": [], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "42091", "years": "2016-2025", "events": 545, "by_type": {"Thunderstorm Wind": 351, "Flash Flood": 104, "Hail": 60, "Flood": 16, "Lightning": 5, "Heavy Rain": 4, "Tornado": 4, "Funnel Cloud": 1}, "property_damage_usd": 65145520, "deaths_direct": 7, "injuries_direct": 3, "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": 742, "trucks_aadt": 31, "road": "SALFORD STATION RD", "class": "major collector", "lanes": 2, "segments_600m": 26, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "use-park", "name": "Park and open space", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,073/mo", "origin": "zillow"}, {"slug": "use-civic", "name": "Civic and government", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"gla_sqft": "newtypes-extraction", "status": "newtypes-extraction", "state": "census-geocoder"}, "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\": …}"}}