{"id": "n-28296958e1", "slug": "san-francisco-1198-valencia", "type": "gas-station", "name": "1198 Valencia", "aka": [], "city": "San Francisco", "county": "San Francisco County", "state": "CA", "country": "US", "census_division": 9, "lat": 37.75376, "lon": -122.42089, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "gas station", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from missionlocal.org, model-extracted, unreviewed: A former Chevron gas station at 1198 Valencia is proposed for redevelopment into 42 condos with retail and parking.", "strategy": ["redevelop"], "new_use": ["housing", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "JS Sullivan", "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": "06075", "opp_score": 0.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county shrank -3.9% 2018–23", "median rent $2,419", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/gas-stations/ca/san-francisco-1198-valencia/", "events": [], "sources": [{"id": 7927, "site_id": "n-28296958e1", "url": "https://missionlocal.org/2013/12/developers-turn-old-gas-stations-into-new-condos/", "title": "Mission's New Condos Built Atop Old Gas Stations (and Leaky Gas ...", "publisher": "missionlocal.org", "date": null, "quote": "1198 Valencia", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "JS Sullivan", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "1198 Valencia is a proposed gas station site in San Francisco (CA), identified for redevelopment into housing and retail. Developer JS Sullivan is listed. The site is in a cluster of 7 nearby projects within 10km, including two other proposed redevelopments (899 Valencia, 490 South Van Ness).", "why": "Proposed status; housing market shows high demand (median rent $2,419, ZHVI $1.44M). County housing market grew 3.3% over 5 years. Opponent reasons include 'housing in the record' and 'county shrank -3.9% 2018–23' (source: Retrofit Atlas).", "where_it_stands": "Status: proposed. No construction timeline provided. Nearby peers include 6 similar redevelopments (scores 6.0–6.5), but only 2 are within 10km. Traffic: minor arterial (11,328 ADT).", "for_a_planner": ["High housing demand noted", "Cluster context: 7 sites within 10km", "Median rent $2,419 reflects market pressure"], "for_a_developer": ["Developer identified: JS Sullivan", "Peer projects show similar strategy", "Market data supports housing focus"], "risks_and_unknowns": ["No construction timeline", "County shrinkage reason unclear", "No zoning details provided"], "data_quality": "good", "one_line": "Proposed gas station redeveloped to housing/retail in SF; high rent market, clustered with 2 nearby proposed projects.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "1802ef5ffc94"}, "cluster": {"within_10km": [{"id": "n-0a0bdeca85", "name": "899 Valencia", "city": "San Francisco", "status": "proposed", "km": 0.5}, {"id": "n-de174732a9", "name": "490 South Van Ness", "city": "San Francisco", "status": "stalled", "km": 1.3}, {"id": "m-c770687f0b", "name": "San Francisco Centre", "city": "San Francisco", "status": "operating", "km": 3.6}, {"id": "m-cd17255142", "name": "Westfield San Francisco Centre", "city": "San Francisco", "status": "partial", "km": 3.6}, {"id": "n-9c2f5cf16e", "name": "Stonestown Galleria mall", "city": "San Francisco", "status": "approved", "km": 4.0}, {"id": "n-d1b23217a6", "name": "Westlake Shopping Center", "city": "Daly City", "status": "approved", "km": 8.2}, {"id": "n-6bad73edb5", "name": "Jagalchi", "city": "Daly City", "status": "built", "km": 8.4}], "count_10km": 7, "count_25km": 18}, "elevation": {"elevation_ft": 86.2, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06075021000", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 6.730769230769231, "median_family_income": 197708.0, "snap_households": 55.0, "pop2010": 4196.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 1441170, "month": "2026-09", "change_1y": 0.155, "change_5y": 0.033}, "zori": {"latest": 4784, "month": "2026-09", "change_1y": 0.264, "change_5y": 0.475}, "county_fips": "06075", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "06075021000", "jobs": 886, "retail_jobs": 28, "food_accommodation_jobs": 149, "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": "94110", "month": "202609", "median_listing_price": 1213000, "median_listing_price_yy": 0.1045, "active_listing_count": 51, "median_days_on_market": 43, "price_reduced_share": 0.0501, "pending_ratio": 0.451, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06075021000", "kfr_p25": 0.4305, "jail_p25": 0.0121, "kids_count": 263.3244, "commuting_zone": "San Francisco", "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-0a0bdeca85", "name": "899 Valencia", "city": "San Francisco", "state": "CA", "score": 6.5, "why": ["same strategy: redevelop", "also in CA", "1 km away"]}, {"id": "n-1ed1f8ec6b", "name": "Shuttered Macy’s location", "city": "Corte Madera", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "21 km away"]}, {"id": "n-2e2adda646", "name": "Northgate Town Square", "city": "San Rafael", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "26 km away"]}, {"id": "n-aa92991491", "name": "Hilltop Mall", "city": "Richmond", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "21 km away"]}, {"id": "n-8748514ca1", "name": "2820 South El Camino Real", "city": "San Mateo", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "23 km away"]}, {"id": "n-27cd267da5", "name": "USGS Campus", "city": "Menlo Park", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "40 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "San Francisco County", "2024": {"units_1": 27, "units_2_4": 38, "units_5plus": 705, "value_total": 433848285}, "2023": {"units_1": 29, "units_2_4": 31, "units_5plus": 1076, "value_total": 485823681}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "06075", "year": 2025, "establishments": 2658, "employment": 30800, "avg_annual_pay": 82963, "lq_employment": 0.45, "employment_change_1y": -5.7, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 3589, "emp": 41598}, "2023": {"estab": 2908, "emp": 41993}, "estab_change": -0.19, "emp_change": 0.009, "county_fips": "06075"}, "schools": {"district": "San Francisco Unified School District", "district_geoid": "0634410", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 20, "schools": ["Thomas Edison Charter Academy", "Mission Preparatory", "Alvarado Elementary", "Bryant Elementary", "Milk (Harvey) Civil Rights Elementary", "Huerta (Dolores) Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "06075", "years": "2016-2025", "events": 103, "by_type": {"Flood": 78, "Hail": 10, "Lightning": 6, "Heavy Rain": 4, "Thunderstorm Wind": 4, "Debris Flow": 1}, "property_damage_usd": 120, "deaths_direct": 1, "injuries_direct": 4, "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": 11328, "trucks_aadt": null, "road": null, "class": "minor arterial", "lanes": 2, "segments_600m": 13, "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": "7 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": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-19%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$4,784/mo", "origin": "zillow"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-3.9%", "origin": "census-acs"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "newtypes-extraction", "developer": "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\": …}"}}