{"id": "n-55b1bd0387", "slug": "washington-greenleaf-additions", "type": "garden-apartments", "name": "Greenleaf Additions", "aka": [], "city": "Washington", "county": "District of Columbia", "state": "DC", "country": "US", "census_division": 5, "lat": 38.8951, "lon": -77.03638, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "public housing", "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 dcist.com, model-extracted, unreviewed: Greenleaf Additions, a public housing garden-apartments complex in Washington, DC, is proposed to be completely torn down and rebuilt as housing.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "completely torn down and rebuilt", "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": "11001", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $1,900", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/dc/washington-greenleaf-additions/", "events": [], "sources": [{"id": 7631, "site_id": "n-55b1bd0387", "url": "https://dcist.com/story/19/07/03/the-d-c-housing-authority-proposes-plan-to-completely-demolish-or-gut-ten-public-housing-properties/", "title": "D.C. Housing Authority Proposes To Completely Demolish Or Gut ...", "publisher": "dcist.com", "date": null, "quote": "Greenleaf Additions", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Greenleaf Additions is a proposed garden-apartments project in Washington, DC, replacing former public housing. It will be completely torn down and rebuilt as new housing. The site is in a cluster of 29 similar projects within 10km, all proposed or under construction. Median rent in the area is $1,900. Housing market data shows a ZHVI of $567,289 (down 9.6% over 5 years) and ZORI of $2,484. Recent permits (2024) show 1,460+ housing units valued at $270M in the area. The project has an opp_score of 10.0, cited as 'already in play' and matching housing demand. Traffic data shows high volume (29,549 ADT) on Constitution Ave NW, a principal arterial. Unknown: exact timeline, developer, or final approval status.", "why": "The assessment uses only the provided record. No external knowledge added. Status is 'proposed' with no construction start date. Peer projects (e.g., Greenleaf Gardens, Fort Dupont Additions) are all within 0-2km. Housing market trends and permit data are directly from the record.", "where_it_stands": "Proposed, with high opportunity score due to housing demand and cluster activity. No construction or approval details provided.", "for_a_planner": ["Cluster density: 29 projects within 10km, all proposed.", "Traffic: High-volume arterial road (Constitution Ave NW) with 5 lanes.", "Housing market: Median rent $1,900, ZHVI down 9.6% over 5 years."], "for_a_developer": ["High opp_score (10.0) based on housing demand and 'already in play' status.", "Recent permits show $270M in 2024 housing units in area.", "Peer projects (e.g., Kelly Miller Walk-Ups) are identical strategy and location."], "risks_and_unknowns": ["No timeline or approval status provided.", "No developer or project cost details.", "No indication of community feedback or zoning hurdles."], "data_quality": "partial", "one_line": "Proposed garden-apartments replacing public housing; high opportunity score in dense housing cluster with recent permit activity.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "ceeb442cc69f"}, "cluster": {"within_10km": [{"id": "n-2024ea7b0e", "name": "Greenleaf Gardens", "city": "Washington", "status": "proposed", "km": 0.0}, {"id": "n-4c553b640a", "name": "Kelly Miller Walk-Ups", "city": "Washington", "status": "proposed", "km": 0.0}, {"id": "n-4d7965e3dc", "name": "Wray", "city": "Washington", "status": "built", "km": 0.0}, {"id": "n-97a6573eda", "name": "Rock Creek Park Golf", "city": "Washington", "status": "proposed", "km": 0.0}, {"id": "n-c523548ed2", "name": "Woodland Terrace", "city": "Washington", "status": "proposed", "km": 0.0}, {"id": "n-e47203ccfa", "name": "Fort Dupont Additions", "city": "Washington", "status": "proposed", "km": 0.0}, {"id": "m-b1169fce65", "name": "The Shops at National Place", "city": "Washington", "status": "operating", "km": 0.5}, {"id": "m-0cf5bb5f60", "name": "Old Post Office Pavilion", "city": "Washington", "status": "unknown", "km": 0.8}, {"id": "m-eabc34f289", "name": "Center Market, Washington, D.C.", "city": "Washington", "status": "demolished", "km": 1.2}, {"id": "m-a71295f38f", "name": "Northern Liberty Market", "city": "Washington", "status": "operating", "km": 1.8}, {"id": "n-5b74a93be1", "name": "Valero gas station", "city": "Washington", "status": "demolished", "km": 2.0}, {"id": "n-4312052e15", "name": "1000 and 1050 Thomas Jefferson Street NW", "city": "Washington", "status": "proposed", "km": 2.3}], "count_10km": 29, "count_25km": 50}, "elevation": {"elevation_ft": 23.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "11001006202", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 0.0, "poverty_rate": 0.0, "snap_households": 0.0, "pop2010": 33.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 567289, "month": "2026-09", "change_1y": -0.007, "change_5y": -0.096}, "zori": {"latest": 2484, "month": "2026-09", "change_1y": 0.01, "change_5y": 0.132}, "county_fips": "11001", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "11001980000", "jobs": 58911, "retail_jobs": 22, "food_accommodation_jobs": 775, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "peers": {"peers": [{"id": "n-4c553b640a", "name": "Kelly Miller Walk-Ups", "city": "Washington", "state": "DC", "score": 6.5, "why": ["same strategy: redevelop", "also in DC", "0 km away"]}, {"id": "n-e47203ccfa", "name": "Fort Dupont Additions", "city": "Washington", "state": "DC", "score": 6.5, "why": ["same strategy: redevelop", "also in DC", "0 km away"]}, {"id": "n-c523548ed2", "name": "Woodland Terrace", "city": "Washington", "state": "DC", "score": 6.5, "why": ["same strategy: redevelop", "also in DC", "0 km away"]}, {"id": "n-2024ea7b0e", "name": "Greenleaf Gardens", "city": "Washington", "state": "DC", "score": 6.5, "why": ["same strategy: redevelop", "also in DC", "0 km away"]}, {"id": "n-97a6573eda", "name": "Rock Creek Park Golf", "city": "Washington", "state": "DC", "score": 6.0, "why": ["same strategy: redevelop", "also in DC", "0 km away"]}, {"id": "n-4312052e15", "name": "1000 and 1050 Thomas Jefferson Street NW", "city": "Washington", "state": "DC", "score": 6.0, "why": ["same strategy: redevelop", "also in DC", "2 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Washington  DC", "2024": {"units_1": 146, "units_2_4": 85, "units_5plus": 1506, "value_total": 270243222}, "2023": {"units_1": 166, "units_2_4": 75, "units_5plus": 2779, "value_total": 427865681}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "11001", "year": 2025, "establishments": 1969, "employment": 0, "avg_annual_pay": 0, "lq_employment": 0.0, "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": 1744, "emp": 20420}, "2023": {"estab": 1653, "emp": 21170}, "estab_change": -0.052, "emp_change": 0.037, "county_fips": "11001"}, "schools": {"district": "District of Columbia Public Schools", "district_geoid": "1100030", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 6, "schools": ["Thomson ES", "School Without Walls HS", "Thaddeus Stevens Early Learning Center", "BASIS DC PCS", "Goodwill Excel Center PCS", "Girls Global Academy PCS"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "11001", "years": "2016-2025", "events": 291, "by_type": {"Thunderstorm Wind": 149, "Flood": 60, "Flash Flood": 55, "Hail": 19, "Tornado": 4, "Lightning": 3, "Excessive Heat": 1}, "property_damage_usd": 29188500, "deaths_direct": 3, "injuries_direct": 10, "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": 29549, "trucks_aadt": 585, "road": "CONSTITUTION AVE NW", "class": "principal arterial", "lanes": 5, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "29 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "completely torn down and rebuilt", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,484/mo", "origin": "zillow"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-1.8%", "origin": "census-acs"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "record"}], "details": {}, "photos": [], "provenance": {"after_notes": "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\": …}"}}