{"id": "n-7a3a3bbbbc", "slug": "alexandria-cityhouse-old-town-2", "type": "office-park", "name": "CityHouse Old Town", "aka": [], "city": "Alexandria", "county": "Alexandria city", "state": "VA", "country": "US", "census_division": 5, "lat": 38.80511, "lon": -77.04702, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "office", "year_opened": null, "year_closed": 2022, "acres": null, "gla_sqft": 200000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from americanrepartners.com, model-extracted, unreviewed: American Real Estate Partners is converting a 200,000-square-foot, 1980s-era former office building at 1101 King St. in Alexandria into nearly 200 apartments, with construction starting in 2024 and completion nearing.", "strategy": ["reinhabit"], "new_use": ["housing"], "share_retrofit": null, "status": "under construction", "year_retrofit": 2024, "developer": "American Real Estate Partners", "architect": "Cooper Carry", "after_notes": "nearly 200 apartments", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "approved its conversion proposal", "public_subsidy": null, "entitlement_year": 2022, "planning_notes": "Approved by city officials.", "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": "51510", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,031", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/va/alexandria-cityhouse-old-town-2/", "events": [{"year": 2022, "date": null, "kind": "note", "detail": "AREP bought the units", "source_id": 7916}, {"year": 2022, "date": null, "kind": "note", "detail": "City officials approved conversion proposal", "source_id": 7917}, {"year": 2022, "date": null, "kind": "closed", "detail": "Closed", "source_id": null}, {"year": 2024, "date": null, "kind": "note", "detail": "Construction began", "source_id": 7918}, {"year": 2024, "date": null, "kind": "note", "detail": "First residents anticipated", "source_id": 7919}, {"year": 2024, "date": null, "kind": "retrofit", "detail": "Retrofit: reinhabit", "source_id": null}], "sources": [{"id": 7915, "site_id": "n-7a3a3bbbbc", "url": "https://www.americanrepartners.com/news/areps-first-office-to-apartment-project-nears-completion-in-alexandria-and-the-waitlist-is-long", "title": "AREP's first office-to-apartment project nears completion in ...", "publisher": "americanrepartners.com", "date": null, "quote": "CityHouse Old Town", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7916, "site_id": "n-7a3a3bbbbc", "url": "https://www.americanrepartners.com/news/areps-first-office-to-apartment-project-nears-completion-in-alexandria-and-the-waitlist-is-long", "title": "Timeline", "publisher": null, "date": null, "quote": "McLean-based AREP bought the units in the largely vacant office condominium building in 2022", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7917, "site_id": "n-7a3a3bbbbc", "url": "https://www.americanrepartners.com/news/areps-first-office-to-apartment-project-nears-completion-in-alexandria-and-the-waitlist-is-long", "title": "Timeline", "publisher": null, "date": null, "quote": "city officials approved its conversion proposal", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7918, "site_id": "n-7a3a3bbbbc", "url": "https://www.americanrepartners.com/news/areps-first-office-to-apartment-project-nears-completion-in-alexandria-and-the-waitlist-is-long", "title": "Timeline", "publisher": null, "date": null, "quote": "construction began in 2024", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7919, "site_id": "n-7a3a3bbbbc", "url": "https://www.americanrepartners.com/news/areps-first-office-to-apartment-project-nears-completion-in-alexandria-and-the-waitlist-is-long", "title": "Timeline", "publisher": null, "date": null, "quote": "Now, the first residents are anticipated to take occupancy in mid-November", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 465, "site_id": "n-7a3a3bbbbc", "kind": "sale", "date": null, "year": 2022, "acres": null, "sqft": null, "buyer": "McLean-based AREP", "seller": null, "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.americanrepartners.com/news/areps-first-office-to-apartment-project-nears-completion-in-alexandria-and-the-waitlist-is-long", "source_title": null, "source_date": null, "quote": "McLean-based AREP bought the units in the largely vacant office condominium building in 2022", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "American Real Estate Partners", "kind": "developer", "role": "developer", "year_from": 2024, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "CityHouse Old Town, an office park in Alexandria, VA, closed in 2022 after 200,000 sq ft of GLA. American Real Estate Partners (AREP) purchased it in 2022. The city approved its conversion to housing (nearly 200 apartments) in 2022, and construction began in 2024. It is currently under construction. The project is classified as a 'reinhabit' retrofit. The housing market context shows median rent at $2,031 (ZORI data).", "why": "Zoning change approved, city officials approved conversion, developer secured purchase and began construction. Housing demand supported by median rent data.", "where_it_stands": "Construction started in 2024. No details on progress beyond 'under construction.' Verified status is 'draft.'", "for_a_planner": ["City approval timeline: 2022 conversion approval, 2024 construction start.", "Nearby housing projects: Park+Ford (0 km, built), Foundry (0 km, built), 732 N. Washington St. (1 km, approved)."], "for_a_developer": ["Active conversion: under construction, zoning approved, developer (AREP) in place.", "Market context: median rent $2,031 supports housing demand.", "No construction progress details provided beyond 'under construction.'"], "risks_and_unknowns": ["No cost data, unit mix, or completion timeline provided.", "Verified status is 'draft'—may lack final confirmation.", "No details on construction progress beyond 2024 start."], "data_quality": "good", "one_line": "Office park (200k sq ft) converting to ~200 apartments; under construction since 2024 after city-approved zoning change.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "939c58a10b6b"}, "cluster": {"within_10km": [{"id": "n-4ccb4c0d4c", "name": "Foundry", "city": "Alexandria", "status": "built", "km": 0.0}, {"id": "n-505adee05d", "name": "Oakville Triangle", "city": "Alexandria", "status": "approved", "km": 0.0}, {"id": "n-bfcd62e4bf", "name": "Park+Ford", "city": "Alexandria", "status": "built", "km": 0.0}, {"id": "n-d3ca746d44", "name": "CityHouse Old Town", "city": "Alexandria", "status": "under construction", "km": 0.4}, {"id": "n-d8eb4d1af7", "name": "732 N. Washington St.", "city": "Alexandria", "status": "approved", "km": 0.8}, {"id": "n-6dc665bb3a", "name": "Rose Hill Plaza", "city": "Franconia", "status": "stalled", "km": 6.8}, {"id": "n-926e61fba2", "name": "Fillmore Gardens Shopping Center", "city": "Arlington", "status": "approved", "km": 7.2}, {"id": "m-c67e2b6603", "name": "Landmark Mall", "city": "Alexandria", "status": "demolished", "km": 7.4}, {"id": "m-19b309c013", "name": "Skyline Mall", "city": "Falls Church", "status": "closed", "km": 7.6}, {"id": "m-0d862e5e2b", "name": "Waterfront Mall", "city": "Washington", "status": "built", "km": 8.5}, {"id": "n-a655b003ed", "name": "1313 L St.", "city": "Washington", "status": "under construction", "km": 9.5}, {"id": "m-397792b7bf", "name": "Parkington Shopping Center", "city": "Arlington", "status": "unknown", "km": 9.9}], "count_10km": 23, "count_25km": 47}, "elevation": {"elevation_ft": 36.6, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51510201900", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 3.59179019384265, "median_family_income": 185625.0, "snap_households": 0.0, "pop2010": 1679.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 673546, "month": "2026-09", "change_1y": 0.019, "change_5y": 0.107}, "zori": {"latest": 2243, "month": "2026-09", "change_1y": -0.009, "change_5y": 0.174}, "county_fips": "51510", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51510201900", "jobs": 13150, "retail_jobs": 795, "food_accommodation_jobs": 2100, "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": "22314", "month": "202609", "median_listing_price": 758750, "median_listing_price_yy": -0.1239, "active_listing_count": 139, "median_days_on_market": 43, "price_reduced_share": 0.1895, "pending_ratio": 0.3669, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51510201900", "kfr_p25": 0.3845, "jail_p25": 0.0085, "kids_count": 28.0986, "commuting_zone": "Washington DC", "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-d3ca746d44", "name": "CityHouse Old Town", "city": "Alexandria", "state": "VA", "score": 8.5, "why": ["similar GLA (200,000 sq ft)", "same strategy: reinhabit", "also in VA"]}, {"id": "n-b23ed49f8c", "name": "Ion", "city": "Houston", "state": "TX", "score": 6.0, "why": ["similar GLA (266,000 sq ft)", "closed 2018", "same strategy: reinhabit"]}, {"id": "n-bfcd62e4bf", "name": "Park+Ford", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "0 km away"]}, {"id": "n-a655b003ed", "name": "1313 L St.", "city": "Washington", "state": "DC", "score": 5.5, "why": ["same strategy: reinhabit", "10 km away"]}, {"id": "n-4ccb4c0d4c", "name": "Foundry", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "0 km away"]}, {"id": "n-d8eb4d1af7", "name": "732 N. Washington St.", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "1 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Alexandria (Independent City)", "2024": {"units_1": 25, "units_2_4": 0, "units_5plus": 0, "value_total": 9990000}, "2023": {"units_1": 40, "units_2_4": 3, "units_5plus": 78, "value_total": 18835699}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51510", "year": 2025, "establishments": 401, "employment": 6458, "avg_annual_pay": 47638, "lq_employment": 0.81, "employment_change_1y": -3.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 486, "emp": 7392}, "2023": {"estab": 401, "emp": 6689}, "estab_change": -0.175, "emp_change": -0.095, "county_fips": "51510"}, "schools": {"district": "Alexandria City Public Schools", "district_geoid": "5100120", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Jefferson-Houston PK-8 School", "Lyles-Crouch Elementary", "George Washington Middle"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51510", "years": "2016-2025", "events": 71, "by_type": {"Flash Flood": 35, "Thunderstorm Wind": 22, "Flood": 13, "Hail": 1}, "property_damage_usd": 10161000, "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": 26969, "trucks_aadt": 454, "road": "400", "class": "principal arterial", "lanes": 4, "segments_600m": 34, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "nearly 200 apartments", "origin": "record"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "23 within 10 km", "origin": "computed"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "nearly 200 apartments Approved by city officials.", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-18%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,243/mo", "origin": "zillow"}, {"slug": "era-retrofit-2020s", "name": "Retrofit 2020s", "group_": "era", "evidence": "2024", "origin": "newtypes-extraction"}, {"slug": "finance-sold-2020s", "name": "Sold since 2020", "group_": "finance", "evidence": "2022 McLean-based AREP", "origin": "research-deals"}, {"slug": "era-closed-2020s", "name": "Closed 2020s", "group_": "era", "evidence": "2022", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "under construction", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"year_closed": "newtypes-extraction", "gla_sqft": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "year_retrofit": "newtypes-extraction", "developer": "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\": …}"}}