{"id": "n-24fdb88324", "slug": "overland-park-corporate-woods", "type": "office-park", "name": "Corporate Woods", "aka": [], "city": "Overland Park", "county": "Johnson County", "state": "KS", "country": "US", "census_division": 4, "lat": 38.97425, "lon": -94.68517, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "office development", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": 2000000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from johnsoncountypost.com, model-extracted, unreviewed: Corporate Woods, a 50-year-old office district with over two million square feet of space, is proposed for redevelopment to add housing, retail, and civic uses while maintaining office functions.", "strategy": ["redevelop"], "new_use": ["civic", "housing", "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": "mixed-use rezoning proposal", "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": "20091", "opp_score": 20.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "2,000,000 sq ft GLA (large site)", "county grew 5.0% 2018–23", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/ks/overland-park-corporate-woods/", "events": [], "sources": [{"id": 8199, "site_id": "n-24fdb88324", "url": "https://johnsoncountypost.com/2026/09/21/corporate-woods-housing-retail-redevelopment-296583/", "title": "New plans show housing, retail additions to OP's Corporate Woods", "publisher": "johnsoncountypost.com", "date": null, "quote": "Corporate Woods", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Corporate Woods is a proposed mixed-use redevelopment of a 2M sq ft office park in Overland Park, KS. Status is 'proposed' with a pending mixed-use zoning change. No approval or construction is confirmed. ", "why": "The site is large (2M sq ft GLA), aligns with housing demand (county ZHVI up 28.4% over 5 years), and is near existing retail clusters (e.g., Metcalf South Shopping Center 2.8km away). Nearby demolished malls (Glenwood Mall, Mission Center Mall) suggest prior retail shifts. ", "where_it_stands": "Zoning change pending; no construction or sales confirmed. County housing market shows strong demand (2026 ZHVI $458k, +4.7% YoY). ", "for_a_planner": ["Zoning proposal requires review; traffic data shows 4-lane minor arterial (Antioch Rd) with 16,890 ADT. ", "Nearby sites include 2 demolished malls (Glenwood, Mission Center) and 1 under-construction mall (Ward Parkway Center 6.8km away). "], "for_a_developer": ["2M sq ft site offers scale for housing/retail mix; housing market shows 5-year growth (28.4%). ", "No active construction or sales confirmed; status remains 'proposed' with 'draft' verification. "], "risks_and_unknowns": ["Zoning change not approved; status unknown beyond 'proposed'. ", "Traffic data lacks truck volume; no access details beyond road class. "], "data_quality": "good", "one_line": "Proposed 2M sq ft mixed-use redevelopment in Overland Park; zoning pending, housing demand strong, but no construction or approval confirmed.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "c427c41943aa"}, "cluster": {"within_10km": [{"id": "m-8f2fe70947", "name": "Metcalf South Shopping Center", "city": "Overland Park", "status": "unknown", "km": 2.8}, {"id": "m-de52657e5f", "name": "Glenwood Mall", "city": "Overland Park", "status": "demolished", "km": 2.8}, {"id": "n-042dd18179", "name": "Meadowbrook Golf and Country Club", "city": "Prairie Village", "status": "partial", "km": 4.9}, {"id": "m-5af1b72fb7", "name": "Mission Center Mall", "city": "Mission", "status": "demolished", "km": 6.6}, {"id": "n-5155ab986d", "name": "Ward Parkway Center", "city": "Kansas City", "status": "under construction", "km": 6.8}], "count_10km": 5, "count_25km": 10}, "elevation": {"elevation_ft": 1066.9, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "20091051200", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 12.2131565527792, "median_family_income": 68220.0, "snap_households": 253.0, "pop2010": 3893.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 458265, "month": "2026-09", "change_1y": 0.047, "change_5y": 0.284}, "zori": {"latest": 1760, "month": "2026-09", "change_1y": 0.027, "change_5y": 0.306}, "county_fips": "20091", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "20091051200", "jobs": 2860, "retail_jobs": 164, "food_accommodation_jobs": 355, "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": "66212", "month": "202609", "median_listing_price": 366250, "median_listing_price_yy": -0.0155, "active_listing_count": 50, "median_days_on_market": 25, "price_reduced_share": 0.1882, "pending_ratio": 0.68, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "20091051200", "kfr_p25": 0.475, "jail_p25": 0.0435, "kids_count": 362.4244, "commuting_zone": "Kansas City", "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-31e56c0ddf", "name": "Piedmont Center", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["similar GLA (2,200,000 sq ft)", "same strategy: redevelop"]}, {"id": "n-871f1411e4", "name": "Astra Enterprise Park", "city": "De Soto", "state": "KS", "score": 6.0, "why": ["same strategy: redevelop", "also in KS", "27 km away"]}, {"id": "n-3312144746", "name": "Place Versailles", "city": "Montreal", "state": null, "score": 5.5, "why": ["similar GLA (1,720,000 sq ft)", "same strategy: redevelop"]}, {"id": "m-b2de6f314e", "name": "Northwest Plaza Mall", "city": "St Anns", "state": "MO", "score": 5.0, "why": ["similar GLA (1,670,000 sq ft)", "same strategy: redevelop"]}, {"id": "m-8f2fe70947", "name": "Metcalf South Shopping Center", "city": "Overland Park", "state": "KS", "score": 5.0, "why": ["same strategy: redevelop", "also in KS", "3 km away"]}, {"id": "m-5af1b72fb7", "name": "Mission Center Mall", "city": "Mission", "state": "KS", "score": 5.0, "why": ["same strategy: redevelop", "also in KS", "7 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Johnson County", "2024": {"units_1": 1733, "units_2_4": 183, "units_5plus": 798, "value_total": 1046128273}, "2023": {"units_1": 1385, "units_2_4": 151, "units_5plus": 1632, "value_total": 1002377306}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "20091", "year": 2025, "establishments": 1806, "employment": 37008, "avg_annual_pay": 40991, "lq_employment": 1.01, "employment_change_1y": 0.0, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 1880, "emp": 35985}, "2023": {"estab": 1857, "emp": 37595}, "estab_change": -0.012, "emp_change": 0.045, "county_fips": "20091"}, "schools": {"district": "Shawnee Mission Public Schools Unified School District", "district_geoid": "2011640", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 4, "schools": ["Comanche Elem", "Overland Park Elem", "Pawnee Elem", "Shawnee Mission West High"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "20091", "years": "2016-2025", "events": 425, "by_type": {"Thunderstorm Wind": 219, "Hail": 176, "Flash Flood": 17, "Tornado": 7, "Flood": 3, "Heavy Rain": 2, "Lightning": 1}, "property_damage_usd": 760000, "deaths_direct": 0, "injuries_direct": 0, "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": 16890, "trucks_aadt": null, "road": "ANTIOCH RD", "class": "minor arterial", "lanes": 4, "segments_600m": 10, "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": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "5 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "mixed-use rezoning proposal", "origin": "newtypes-extraction"}, {"slug": "scale-mega", "name": "1M+ sq ft GLA", "group_": "scale", "evidence": "2,000,000 sq ft", "origin": "newtypes-extraction"}, {"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", "zoning_change": "newtypes-extraction"}, "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\": …}"}}