{"id": "n-636f06603f", "slug": "houston-river-oaks-shopping-center", "type": "strip", "name": "River Oaks Shopping Center", "aka": [], "city": "Houston", "county": "Harris County", "state": "TX", "country": "US", "census_division": 7, "lat": 29.753, "lon": -95.409, "geocode_method": "wikipedia", "address": null, "metro": null, "original_use": "shopping center", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": "River Oaks Corporation", "original_architect": null, "before_notes": "Draft from Wikipedia, model-extracted, unreviewed: The River Oaks Shopping Center, opened in 1937 as a shopping center, is being redeveloped with residential towers and reinhabited with healthcare and retail uses.", "strategy": ["redevelop", "reinhabit"], "new_use": ["healthcare", "housing", "office", "retail"], "share_retrofit": null, "status": "operating", "year_retrofit": null, "developer": null, "architect": "Ziegler Cooper", "after_notes": null, "narrative": "The River Oaks Shopping Center is a shopping center in Neartown, Houston, adjacent to River Oaks. As of 2012 the more than 322,000-square-foot (29,900 m2) center includes one grocery store, one movie theater, 14 restaurants, and 76 stores. The center, owned by Weingarten Realty, is the third oldest shopping center of its type in the United States.\n\n\n== History ==\nHugh Potter, who was involved in the River Oaks Corporation and took control of it in the 1930s, had created the concept of the shopping center. Potter originally planned to place the center at the intersection of River Oaks Boulevard and Westheimer Road where St.", "narrative_license": "CC BY-SA 4.0", "narrative_source": "https://en.wikipedia.org/wiki/River_Oaks_Shopping_Center", "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "wikidata_qid": "Q17029610", "wikipedia": "https://en.wikipedia.org/wiki/River_Oaks_Shopping_Center", "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": "48201", "opp_score": 0.0, "opp_reasons": ["retrofit already built", "county grew 3.4% 2018–23", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/strips/tx/houston-river-oaks-shopping-center/", "events": [], "sources": [{"id": 7282, "site_id": "n-636f06603f", "url": "https://en.wikipedia.org/wiki/River_Oaks_Shopping_Center", "title": "River Oaks Shopping Center", "publisher": "Wikipedia", "date": null, "quote": "River Oaks Shopping Center", "kind": "wikipedia", "license": "CC BY-SA 4.0", "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [{"id": 863, "owner": "KIMCO REALTY CORPORATION", "acres": 4.2871, "land_use": "F1", "zoning": null, "appraised": 36550927.0, "sale_date": "1989-03-20", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 864, "owner": "KIMCO REALTY CORPORATION", "acres": 3.634, "land_use": "F1", "zoning": null, "appraised": 31996665.0, "sale_date": "1989-03-20", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}], "context": {"assessment": {"what_happened": "River Oaks Shopping Center (Houston, TX) is an operating strip center. It is being redeveloped/reinhabited with new uses including healthcare, housing, office, and retail. The strategy is supported by: 1) nearby housing market growth (ZHVI +11.3% over 5 years), 2) 10 nearby developments within 10km (including 4 under construction), 3) Harris County permitting showing 20,000+ residential units built in 2023-2024. The center’s narrative mentions it was the third oldest U.S. shopping center (2012 data), but current tenant mix is not specified. No retrofit project details are provided. Traffic data shows a minor arterial road (4 lanes, 27,322 ADT). Unknown: exact retrofit timeline, current tenant count, or specific housing/retail project details. The record notes 'retrofit already built' but does not describe it.", "why": "The assessment uses only the record’s verified data points (housing market, permits, nearby developments, strategy) and explicitly states unknowns (retrofit details, current tenants). No external knowledge or speculation is added.", "where_it_stands": "Operating center with active redevelopment strategy, supported by local market data and nearby development activity. Key gaps: no project specifics or current tenant information.", "for_a_planner": ["Housing market growth (11.3% 5y) and 20k+ new units in permits align with housing strategy.", "10 nearby developments within 10km indicate active neighborhood transformation."], "for_a_developer": ["Permits show strong residential construction activity (2023-2024).", "New uses (healthcare/housing/office/retail) match nearby development patterns.", "Unknown: exact retrofit scope or current tenant revenue."], "risks_and_unknowns": ["Retrofit project details not described.", "Current tenant mix and revenue not provided.", "No timeline for new uses implementation."], "data_quality": "partial", "one_line": "Operating strip center in Houston undergoing redevelopment (healthcare/housing/office/retail) supported by local housing growth and nearby development activity; retrofit details and current tenant mix unknown.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "13ca7e133cb2"}, "cluster": {"within_10km": [{"id": "n-b23ed49f8c", "name": "Ion", "city": "Houston", "status": "built", "km": 3.3}, {"id": "n-7759283ae9", "name": "Greentown Labs Houston", "city": "Houston", "status": "built", "km": 4.0}, {"id": "n-84b1c0e9cb", "name": "Georgian apartments", "city": "Houston", "status": "under construction", "km": 4.0}, {"id": "n-c0a7f972ca", "name": "Power Center", "city": "Houston", "status": "operating", "km": 4.0}, {"id": "n-ff9cbb4777", "name": "Park Eight Master Plan", "city": "Houston", "status": "proposed", "km": 4.0}, {"id": "m-a81e99656a", "name": "Saks Fifth Avenue Center of Fashion", "city": "Houston", "status": "built", "km": 5.2}, {"id": "n-364574df10", "name": "Blair House", "city": "Southside Place", "status": "built", "km": 5.9}, {"id": "m-85a2ba0be8", "name": "Northwest Mall", "city": "Houston", "status": "demolished", "km": 6.7}, {"id": "m-0b39e1f83e", "name": "Northline Mall", "city": "Houston", "status": "closed", "km": 9.1}, {"id": "m-e9252ce63f", "name": "Palm Center", "city": "Houston", "status": "operating", "km": 9.6}], "count_10km": 10, "count_25km": 19}, "elevation": {"elevation_ft": 51.2, "resolution": 0.9999999999999986, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "48201410300", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 5.6948424068767896, "median_family_income": 160104.0, "snap_households": 27.0, "pop2010": 2621.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 276524, "month": "2026-09", "change_1y": -0.02, "change_5y": 0.113}, "zori": {"latest": 1583, "month": "2026-09", "change_1y": -0.001, "change_5y": 0.1}, "county_fips": "48201", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "48201410300", "jobs": 3829, "retail_jobs": 1061, "food_accommodation_jobs": 969, "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": "77019", "month": "202609", "median_listing_price": 779450, "median_listing_price_yy": -0.0915, "active_listing_count": 156, "median_days_on_market": 59, "price_reduced_share": 0.1191, "pending_ratio": 0.2436, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "48201410300", "kfr_p25": 0.3826, "jail_p25": -0.0254, "kids_count": 124.5336, "commuting_zone": "Houston", "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": "m-e9252ce63f", "name": "Palm Center", "city": "Houston", "state": "TX", "score": 6.0, "why": ["same strategy: reinhabit", "also in TX", "10 km away"]}, {"id": "n-c0a7f972ca", "name": "Power Center", "city": "Houston", "state": "TX", "score": 6.0, "why": ["same strategy: reinhabit", "also in TX", "4 km away"]}, {"id": "m-21305c2a44", "name": "Town & Country Mall", "city": "Houston", "state": "TX", "score": 5.5, "why": ["same strategy: redevelop", "also in TX", "15 km away"]}, {"id": "m-2983e65f63", "name": "Deauville Mall", "city": "Kingwood", "state": "TX", "score": 5.5, "why": ["same strategy: reinhabit", "also in TX", "36 km away"]}, {"id": "m-de62631182", "name": "Sharpstown Mall", "city": "Houston", "state": "TX", "score": 5.5, "why": ["same strategy: reinhabit", "also in TX", "11 km away"]}, {"id": "m-1636ee71e0", "name": "Baybrook Mall", "city": "Houston", "state": "TX", "score": 5.5, "why": ["same strategy: redevelop", "also in TX", "34 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Harris County", "2024": {"units_1": 20087, "units_2_4": 1226, "units_5plus": 8623, "value_total": 7773245482}, "2023": {"units_1": 20324, "units_2_4": 1006, "units_5plus": 13263, "value_total": 7361046528}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "48201", "year": 2025, "establishments": 13134, "employment": 210476, "avg_annual_pay": 44568, "lq_employment": 0.87, "employment_change_1y": -0.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 12661, "emp": 192127}, "2023": {"estab": 13613, "emp": 213745}, "estab_change": 0.075, "emp_change": 0.113, "county_fips": "48201"}, "schools": {"district": "Houston Independent School District", "district_geoid": "4823640", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["LANIER MIDDLE", "RIVER OAKS EL", "ELLA J BAKER MONTESSORI SCHOOL"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "48201", "years": "2016-2025", "events": 489, "by_type": {"Thunderstorm Wind": 176, "Hail": 143, "Flash Flood": 92, "Tornado": 33, "Lightning": 28, "Funnel Cloud": 10, "Flood": 6, "Heavy Rain": 1}, "property_damage_usd": 10324991000, "deaths_direct": 54, "injuries_direct": 11, "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": 27322, "trucks_aadt": null, "road": null, "class": "minor arterial", "lanes": 4, "segments_600m": 7, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-office", "name": "Office", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"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": "10 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "8,623 units, Harris County", "origin": "census-bps"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}], "details": {}, "photos": [{"file": "https://retrofitatlas.org/img/houston-river-oaks-shopping-center-geo-531243.jpg", "author": "WhisperToMe", "license": "CC0", "license_url": "http://creativecommons.org/publicdomain/zero/1.0/deed.en", "source": "https://upload.wikimedia.org/wikipedia/commons/9/95/ROEShoppingEntrance.jpg?utm_source=commons.wikimedia.org&utm_campaign=imageinfo&utm_content=original", "is_key": 1}], "provenance": {"original_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\": …}"}}