{"id": "n-84e1a25f84", "slug": "carmichaels-former-automotive-fueling-and-service-station-site", "type": "gas-station", "name": "Former automotive fueling and service station site", "aka": [], "city": "Carmichaels", "county": "Greene County", "state": "PA", "country": "US", "census_division": 2, "lat": 39.89674, "lon": -79.9745, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "automotive fueling and service station", "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 epa.gov, model-extracted, unreviewed: A former automotive fueling and service station site in Carmichaels, Pennsylvania, vacant for approximately 20 years with seven underground storage tanks, was cleaned up and redeveloped into a machinery reclamation and auction company in 2024.", "strategy": ["redevelop"], "new_use": ["industrial"], "share_retrofit": null, "status": "built", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "The site has been redeveloped into a machinery reclamation and auction company, which in turn has expanded their business and created two new full-time jobs.", "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": "42059", "opp_score": 0.0, "opp_reasons": ["retrofit already built", "county shrank -5.1% 2018–23"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/gas-stations/pa/carmichaels-former-automotive-fueling-and-service-station-site/", "events": [], "sources": [{"id": 7072, "site_id": "n-84e1a25f84", "url": "https://www.epa.gov/ust/petroleum-brownfields", "title": "Petroleum Brownfields | US EPA", "publisher": "epa.gov", "date": null, "quote": "former automotive fueling and service station site", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Former gas station site redeveloped into industrial use (machinery reclamation/auction company), creating two new jobs. Verified as built.", "why": "Strategy is 'redevelop' but retrofit already completed (opp_reasons: 'retrofit already built'). County population declined 5.1% (2018-23).", "where_it_stands": "Housing market shows ZHVI $154,905 (down 3.5% YoY). Retail establishments down 20.7% (2012-2023), employment down 47.3%.", "for_a_planner": ["Industrial use aligns with new_use field.", "Traffic: 7,085 ADT on VINE ST (minor arterial, 2 lanes).", "Peer examples show similar PA redevelopments (e.g., Washington Mall, 39km away)."], "for_a_developer": ["No active redevelopment needed (already built).", "County permits show $6M+ construction in 2024 (23 units).", "Housing market decline noted but no specific site impact data."], "risks_and_unknowns": ["No current tenant name provided.", "Parcel size/land use details missing.", "No direct link between traffic volume and industrial demand."], "data_quality": "partial", "one_line": "Gas station redeveloped to industrial use (2 new jobs); county population decline noted; housing market down 3.5% YoY.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "1996d6a0dffc"}, "elevation": {"elevation_ft": 1001.8, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "42059970100", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 71.7253682430219, "poverty_rate": 14.187983343248101, "median_family_income": 62229.0, "snap_households": 633.0, "pop2010": 7106.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 154905, "month": "2026-09", "change_1y": -0.035, "change_5y": 0.014}, "county_fips": "42059", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "42059970102", "jobs": 1270, "retail_jobs": 152, "food_accommodation_jobs": 64, "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": "15320", "month": "202609", "median_listing_price": 253916, "median_listing_price_yy": 0.2702, "active_listing_count": 9, "median_days_on_market": 159, "price_reduced_share": 0.1818, "pending_ratio": 0.2941, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "42059970100", "kfr_p25": 0.5063, "jail_p25": 0.0088, "kids_count": 773.5418, "commuting_zone": "Pittsburgh", "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-21715cc306", "name": "Washington Mall", "city": "South Strabane Township", "state": "PA", "score": 5.0, "why": ["same strategy: redevelop", "also in PA", "39 km away"]}, {"id": "n-b27970d333", "name": "Gallery (now Fashion District Philadelphia)", "city": "Philadelphia", "state": "PA", "score": 4.5, "why": ["same strategy: redevelop", "also in PA"]}, {"id": "n-ac7c30aab5", "name": "Greengate Mall", "city": "Greensburg", "state": "PA", "score": 4.5, "why": ["same strategy: redevelop", "also in PA"]}, {"id": "n-ad92aa528d", "name": "Lancaster Pediatric Center of Penn State Health", "city": "Lancaster County", "state": "PA", "score": 4.5, "why": ["same strategy: redevelop", "also in PA"]}, {"id": "n-5e23cc44f6", "name": "Parkview at Chesterbrook", "city": "Chesterbrook", "state": "PA", "score": 4.5, "why": ["same strategy: redevelop", "also in PA"]}, {"id": "n-fa64a1dc86", "name": "Market at Liberty Place", "city": "Kennett Square Borough", "state": "PA", "score": 4.5, "why": ["same strategy: redevelop", "also in PA"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Greene County", "2024": {"units_1": 23, "units_2_4": 0, "units_5plus": 0, "value_total": 6012371}, "2023": {"units_1": 28, "units_2_4": 0, "units_5plus": 0, "value_total": 7061912}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "42059", "year": 2025, "establishments": 99, "employment": 1215, "avg_annual_pay": 39168, "lq_employment": 1.05, "employment_change_1y": -1.4, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 140, "emp": 2464}, "2023": {"estab": 111, "emp": 1298}, "estab_change": -0.207, "emp_change": -0.473, "county_fips": "42059"}, "schools": {"district": "Carmichaels Area School District", "district_geoid": "4205070", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Carmichaels Area HS", "Carmichaels Area MS", "Carmichaels Area El Ctr"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "42059", "years": "2016-2025", "events": 164, "by_type": {"Thunderstorm Wind": 110, "Flash Flood": 20, "Flood": 18, "Hail": 9, "Tornado": 5, "Debris Flow": 1, "Heavy Rain": 1}, "property_damage_usd": 3302500, "deaths_direct": 1, "injuries_direct": 2, "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": 7085, "trucks_aadt": 190, "road": "VINE ST", "class": "minor arterial", "lanes": 2, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "The site has been redeveloped into a machinery reclamation and auction company, which in turn has expanded their business and created two new full-time jobs.", "origin": "record"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-21%", "origin": "census-cbp"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-5.1%", "origin": "census-acs"}, {"slug": "use-logistics", "name": "Logistics and industrial", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}], "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\": …}"}}