{"id": "n-84b1c0e9cb", "slug": "houston-georgian-apartments", "type": "garden-apartments", "name": "Georgian apartments", "aka": [], "city": "Houston", "county": "Harris County", "state": "TX", "country": "US", "census_division": 7, "lat": 29.75894, "lon": -95.3677, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "114-unit complex for residents of at least 55 years in age", "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 chron.com, model-extracted, unreviewed: The Georgian apartments, a 1960s 114-unit senior housing complex, is being replaced by the Novel River Oaks mixed-use development with 330 apartments and 14,000 sq ft of commercial space.", "strategy": ["redevelop"], "new_use": ["housing", "retail"], "share_retrofit": null, "status": "under construction", "year_retrofit": null, "developer": "Crescent Communities", "architect": "Scott Zielger", "after_notes": "The new complex at 2511 Willowick Road will focuses on walkability and greenspace. It will pay homage to the site’s legacy by incorporating some of the architectural elements of the old property and keeping most of the old live oaks along Wickersham, the residential street that runs along one side of the property, said Michael Blackwell, Dallas-based managing director for Crescent Communities. The project is expected to have 330 apartments, including a row of two-story brownstone-style units along Wickersham. The developer will look for shops and restaurants to lease 14,000 square feet of commercial space along Westheimer.", "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": "48201", "opp_score": 5.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 3.4% 2018–23", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/tx/houston-georgian-apartments/", "events": [], "sources": [{"id": 8745, "site_id": "n-84b1c0e9cb", "url": "https://www.chron.com/business/article/Builder-to-put-replace-60s-apartments-with-13564646.php", "title": "Builder to replace '60s apartments with mixed-use complex ... - Chron", "publisher": "chron.com", "date": null, "quote": "Georgian apartments", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Crescent Communities", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [{"id": 933, "owner": "BUSYCON PROPERTIES LLC", "acres": 1.4348, "land_use": "F1", "zoning": null, "appraised": 187092171.0, "sale_date": "2012-08-09", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}], "context": {"assessment": {"what_happened": "Georgian Apartments (55+ senior housing) is being redeveloped by Crescent Communities into a 330-unit mixed-use project (housing + retail) at 2511 Willowick Road. Under construction, it will include brownstone units along Wickersham and 14,000 sq ft of commercial space. The developer plans to retain live oaks and incorporate old architectural elements. ", "why": "Status: Under construction. New use: Housing (330 units) and retail (14k sq ft). Context: Near Greentown Labs (0km) and Power Center (0km). Peer: Blair House (9km, similar redevelop, score 5.5). Market: Houston county ZHVI $276k (down 2% YoY, up 11.3% 5Y).", "where_it_stands": "No completion timeline provided. Traffic: Minor arterial (4 lanes, 13,363 ADT). Unknown: Exact pedestrian access, retail tenant mix, or conservation plan for live oaks. Peer comparisons show similar redevelopments (e.g., Blair House) at 5.5 score. ", "for_a_planner": ["Near existing retail/office clusters (Power Center, Greentown Labs)", "Housing market shows moderate growth (11.3% 5Y) but recent decline (2% YoY)"], "for_a_developer": ["Competitive peer landscape (Blair House 9km away)", "Retail space (14k sq ft) aligns with Houston’s 7.5% retail establishment growth (2012–2023)"], "risks_and_unknowns": ["No timeline for completion", "No details on how 'greenspace' will be implemented", "Traffic data lacks pedestrian metrics"], "data_quality": "partial", "one_line": "Under-construction redevelop of senior housing into 330-unit mixed-use project with retail, near existing clusters; housing market shows moderate growth but recent decline.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "61db6e65628a"}, "cluster": {"within_10km": [{"id": "n-7759283ae9", "name": "Greentown Labs Houston", "city": "Houston", "status": "built", "km": 0.0}, {"id": "n-c0a7f972ca", "name": "Power Center", "city": "Houston", "status": "operating", "km": 0.0}, {"id": "n-ff9cbb4777", "name": "Park Eight Master Plan", "city": "Houston", "status": "proposed", "km": 0.0}, {"id": "n-b23ed49f8c", "name": "Ion", "city": "Houston", "status": "built", "km": 3.1}, {"id": "n-636f06603f", "name": "River Oaks Shopping Center", "city": "Houston", "status": "operating", "km": 4.0}, {"id": "m-e9252ce63f", "name": "Palm Center", "city": "Houston", "status": "operating", "km": 7.7}, {"id": "m-0b39e1f83e", "name": "Northline Mall", "city": "Houston", "status": "closed", "km": 8.1}, {"id": "n-364574df10", "name": "Blair House", "city": "Southside Place", "status": "built", "km": 8.9}, {"id": "m-a81e99656a", "name": "Saks Fifth Avenue Center of Fashion", "city": "Houston", "status": "built", "km": 9.2}, {"id": "m-85a2ba0be8", "name": "Northwest Mall", "city": "Houston", "status": "demolished", "km": 9.4}, {"id": "m-693a85f800", "name": "Gulfgate Mall", "city": "Houston", "status": "unknown", "km": 9.7}], "count_10km": 11, "count_25km": 18}, "elevation": {"elevation_ft": 36.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "48201100000", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 0.0, "poverty_rate": 16.0295616717635, "median_family_income": 217273.0, "snap_households": 157.0, "pop2010": 4690.0, "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": "48201980700", "jobs": 71374, "retail_jobs": 179, "food_accommodation_jobs": 2427, "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": "77002", "month": "202609", "median_listing_price": 273725, "median_listing_price_yy": -0.0876, "active_listing_count": 88, "median_days_on_market": 69, "price_reduced_share": 0.2068, "pending_ratio": 0.04, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "48201100000", "kfr_p25": 0.404, "jail_p25": 0.0293, "kids_count": 85.0145, "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-29d1c26789", "name": "San Jacinto Mall", "city": "Baytown", "state": "TX", "score": 6.0, "why": ["same strategy: redevelop", "also in TX", "37 km away"]}, {"id": "n-9435c4895f", "name": "Lake Pointe Green", "city": "Sugar Land", "state": "TX", "score": 6.0, "why": ["same strategy: redevelop", "also in TX", "30 km away"]}, {"id": "m-21305c2a44", "name": "Town & Country Mall", "city": "Houston", "state": "TX", "score": 5.5, "why": ["same strategy: redevelop", "also in TX", "19 km away"]}, {"id": "m-1636ee71e0", "name": "Baybrook Mall", "city": "Houston", "state": "TX", "score": 5.5, "why": ["same strategy: redevelop", "also in TX", "32 km away"]}, {"id": "n-364574df10", "name": "Blair House", "city": "Southside Place", "state": "TX", "score": 5.5, "why": ["same strategy: redevelop", "also in TX", "9 km away"]}, {"id": "m-6ec63abf8d", "name": "Greenspoint Mall", "city": "Houston", "state": "TX", "score": 5.0, "why": ["same strategy: redevelop", "also in TX", "21 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": 4, "schools": ["HARRIS COUNTY JUVENILE DETENTION CENTER", "KINDER H S FOR PERFORMING AND VISUAL ARTS", "SCHOOL FOR ACCELERATED LRN", "HERITAGE CLASSICAL ACADEMY 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": 13363, "trucks_aadt": null, "road": null, "class": "minor arterial", "lanes": 4, "segments_600m": 30, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "11 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": "owner-llc", "name": "Single-purpose entity", "group_": "owner", "evidence": "BUSYCON PROPERTIES LLC", "origin": "county-parcels"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "The new complex at 2511 Willowick Road will focuses on walkability and greenspace. 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It will pay homage to the site’s legacy by incorporating s", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "under construction", "origin": "record"}], "details": {}, "photos": [], "provenance": {"after_notes": "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\": …}"}}