{"id": "n-734a311729", "slug": "fredericksburg-eagle-village-shopping-center", "type": "strip", "name": "Eagle Village Shopping Center", "aka": [], "city": "Fredericksburg", "county": "Fredericksburg city", "state": "VA", "country": "US", "census_division": 5, "lat": 38.30012, "lon": -77.45715, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "retail", "year_opened": null, "year_closed": null, "acres": 13.2, "gla_sqft": 127000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from fxbgadvance.com, model-extracted, unreviewed: Proposed rezoning and redevelopment of a 13.2-acre strip mall into a walkable, mixed-use center with housing.", "strategy": ["redevelop", "regreen"], "new_use": ["housing", "mixed", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "walkable, mixed use centers", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "from Commercial Shopping Center to Commercial Highway with T-5 commercial transect", "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by Fredericksburg Planning Commission.", "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": "51630", "opp_score": 5.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $1,521", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/strips/va/fredericksburg-eagle-village-shopping-center/", "events": [{"year": 2025, "date": null, "kind": "note", "detail": "Planning Commission to consider rezoning", "source_id": 6979}], "sources": [{"id": 6978, "site_id": "n-734a311729", "url": "https://www.fxbgadvance.com/p/city-planning-commission-to-consider", "title": "City Planning Commission to Consider Eagle Village Rezoning", "publisher": "fxbgadvance.com", "date": null, "quote": "Eagle Village Shopping Center", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 6979, "site_id": "n-734a311729", "url": "https://www.fxbgadvance.com/p/city-planning-commission-to-consider", "title": "Timeline", "publisher": null, "date": null, "quote": "The Fredericksburg Planning Commission on Wednesday will consider a recommendation from staff to rezone the 13.2-acre Eagle Village Shopping Center", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Eagle Village Shopping Center (13.2 acres, 127k sq ft GLA) in Fredericksburg, VA, is proposed for redevelopment to housing/mixed use. Zoning changed from Commercial Shopping Center to Commercial Highway (T-5 transect), approved by Fredericksburg Planning Commission. A 2025 Planning Commission meeting is scheduled to consider rezoning. Permits show 37 residential units approved in 2024. ", "why": "Zoning change approved, housing market strong (ZHVI +17.5% 5y), peer projects in similar markets (e.g., Greenbrier Shopping Center 0km away, also proposed). Median retail rent $1,521. ", "where_it_stands": "Status: proposed. Planning Commission approved zoning change. Construction underway (37 units permitted in 2024). ", "for_a_planner": ["Zoning change to T-5 transect aligns with mixed-use strategy. Traffic: minor arterial (2 lanes, 13k ADT). ", "Peer cluster: 1 nearby proposed mall (Greenbrier, 0km). "], "for_a_developer": ["Housing market shows growth (ZHVI +17.5% 5y). Median rent $1,521 supports retail viability. ", "Permits confirm active construction (37 units in 2024). "], "risks_and_unknowns": ["No current tenant data or retail vacancy rate. ", "Yield metrics (value/acres, parcel value) missing. ", "Conflict: Planning Commission approved zoning but 2025 event lists 'to consider' rezoning. "], "data_quality": "good", "one_line": "Proposed redevelop to housing/mixed use; zoning approved, 37 units permitted in 2024; strong housing market, peer cluster nearby.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "545f539d9392"}, "cluster": {"within_10km": [{"id": "n-52c5bc7b31", "name": "Greenbrier Shopping Center", "city": "Fredericksburg", "status": "proposed", "km": 0.0}], "count_10km": 1, "count_25km": 1}, "elevation": {"elevation_ft": 39.2, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51630000100", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 6.38397880900846, "poverty_rate": 9.82981220657277, "median_family_income": 130000.0, "snap_households": 141.0, "pop2010": 3018.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 467891, "month": "2026-09", "change_1y": 0.017, "change_5y": 0.175}, "zori": {"latest": 1933, "month": "2026-09", "change_1y": 0.046, "change_5y": 0.243}, "county_fips": "51630", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51630000100", "jobs": 3811, "retail_jobs": 223, "food_accommodation_jobs": 962, "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": "22401", "month": "202609", "median_listing_price": 584950, "median_listing_price_yy": -0.07, "active_listing_count": 73, "median_days_on_market": 54, "price_reduced_share": 0.2648, "pending_ratio": 0.4069, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51630000100", "kfr_p25": 0.4236, "jail_p25": 0.0317, "kids_count": 126.1576, "commuting_zone": "Fredericksburg", "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-9e4beb4b28", "name": "Harbor Bay Landing", "city": "Alameda", "state": "CA", "score": 9.0, "why": ["similar size (9.6 acres)", "similar GLA (130,000 sq ft)", "same strategy: redevelop"]}, {"id": "n-c178253052", "name": "D.R. Horton Engineering Drive", "city": "Peachtree Corners", "state": "GA", "score": 8.5, "why": ["similar size (9.35 acres)", "similar GLA (101,000 sq ft)", "same strategy: redevelop"]}, {"id": "n-ccce382222", "name": "Cambrian Park Plaza", "city": "San Jose", "state": "CA", "score": 8.0, "why": ["similar size (18.13 acres)", "similar GLA (168,460 sq ft)", "same strategy: redevelop"]}, {"id": "n-f6c5291bf9", "name": "El Paseo and 1777 Saratoga Avenue", "city": "San Jose", "state": "CA", "score": 7.5, "why": ["similar size (10.76 acres)", "similar GLA (126,345 sq ft)", "same strategy: redevelop"]}, {"id": "n-509f236fc5", "name": "Moonlite Center Development", "city": "Santa Clara", "state": "CA", "score": 7.0, "why": ["similar size (14.34 acres)", "same strategy: redevelop"]}, {"id": "n-52c5bc7b31", "name": "Greenbrier Shopping Center", "city": "Fredericksburg", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop", "also in VA", "0 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Fredericksburg(Independent Cit", "2024": {"units_1": 37, "units_2_4": 0, "units_5plus": 0, "value_total": 11336980}, "2023": {"units_1": 82, "units_2_4": 0, "units_5plus": 0, "value_total": 22591435}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51630", "year": 2025, "establishments": 234, "employment": 3364, "avg_annual_pay": 36622, "lq_employment": 1.36, "employment_change_1y": -1.2, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 252, "emp": 4147}, "2023": {"estab": 246, "emp": 4024}, "estab_change": -0.024, "emp_change": -0.03, "county_fips": "51630"}, "schools": {"district": "Fredericksburg City Public Schools", "district_geoid": "5101510", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 1, "schools": ["Walker-Grant Early Childhood Center"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51630", "years": "2016-2025", "events": 22, "by_type": {"Thunderstorm Wind": 14, "Flood": 7, "Hail": 1}, "property_damage_usd": 2090500, "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": 13154, "trucks_aadt": 142, "road": "1", "class": "minor arterial", "lanes": 2, "segments_600m": 39, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}, "yield": {"value_per_acre": null, "gla_per_acre": 9621, "far": 0.22, "parcel_value_total": null}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "walkable, mixed use centers", "origin": "record"}, {"slug": "strategy-regreen", "name": "Regreened", "group_": "strategy", "evidence": "walkable, mixed use centers", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "use-mixed", "name": "Mixed use", "group_": "use", "evidence": "walkable, mixed use centers Approved by Fredericksburg Planning Commission.", "origin": "newtypes-extraction"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-0.3%", "origin": "census-acs"}, {"slug": "scale-small-site", "name": "Under 20 acres", "group_": "scale", "evidence": "13.2 acres", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"acres": "newtypes-extraction", "gla_sqft": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "zoning_change": "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\": …}"}}