{"id": "n-8ab97f39d6", "slug": "richmond-tobacco-row", "type": "industrial", "name": "Tobacco Row", "aka": [], "city": "Richmond", "county": "Richmond city", "state": "VA", "country": "US", "census_division": 5, "lat": 37.52958333, "lon": -77.42427778, "geocode_method": "wikipedia", "address": null, "metro": null, "original_use": "tobacco warehouses and cigarette factories", "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 Wikipedia, model-extracted, unreviewed: Tobacco Row, a collection of tobacco warehouses and cigarette factories in Richmond, Virginia, was converted into loft apartments, condominiums, offices, and retail space after being vacated by tobacco companies in the late 1980s.", "strategy": ["reinhabit"], "new_use": ["civic", "housing", "office", "retail"], "share_retrofit": null, "status": "built", "year_retrofit": null, "developer": null, "architect": null, "after_notes": null, "narrative": "Tobacco Row is a collection of tobacco warehouses and cigarette factories in Richmond, Virginia, adjacent to the James River and Kanawha Canal near its eastern terminus at the head of navigation of the James River.\n\n\n== History ==\nBeginning in the 18th century, many growers and shippers of Virginia's major cash-crop of tobacco maintained facilities there, as well as directly across the river at Manchester.", "narrative_license": "CC BY-SA 4.0", "narrative_source": "https://en.wikipedia.org/wiki/Tobacco_Row,_Richmond", "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "wikidata_qid": "Q7811494", "wikipedia": "https://en.wikipedia.org/wiki/Tobacco_Row,_Richmond", "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": "51760", "opp_score": 0.0, "opp_reasons": ["retrofit already built", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/industrial/va/richmond-tobacco-row/", "events": [], "sources": [{"id": 8908, "site_id": "n-8ab97f39d6", "url": "https://en.wikipedia.org/wiki/Tobacco_Row,_Richmond", "title": "Tobacco Row, Richmond", "publisher": "Wikipedia", "date": null, "quote": "Tobacco Row", "kind": "wikipedia", "license": "CC BY-SA 4.0", "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Tobacco Row is a built industrial retrofit in Richmond, VA, repurposed from tobacco warehouses/factories. The retrofit is complete (status: built), with housing being the most active new use (2,077 units permitted in 2024).", "why": "The opportunity score is 0.0 because the retrofit is already built (opp_reasons: 'retrofit already built, housing in the record'). Housing construction is active (2024 permits: 2,077 units), aligning with the new_use list. The site is adjacent to I-95 (6 lanes, 145,697 ADT) and the James River, within 1.3km of Sauer Center (partial status).", "where_it_stands": "No new development is indicated; the retrofit is operational. Housing market data shows strong growth (ZHVI +24.1% over 5 years), but the record does not specify current occupancy rates for retail, office, or civic uses. The site is not a vacant opportunity for redevelopment.", "for_a_planner": ["Adjacent to I-95 and James River", "Within 1.3km of Sauer Center (partial)", "Housing construction active (2024 permits: 2,077 units)"], "for_a_developer": ["Already built retrofit (not available for new construction)", "Housing demand supported by market data", "No current retail/office occupancy data provided"], "risks_and_unknowns": ["No current retail/office occupancy rates", "Civic use implementation status unknown", "No details on existing tenant mix or lease terms", "Sauer Center status (partial) not clarified"], "data_quality": "partial", "one_line": "Built retrofit with active housing construction; not available for new development.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "88293122696b"}, "cluster": {"within_10km": [{"id": "m-7eef88af19", "name": "Main Street Station mall", "city": "Richmond", "status": "unknown", "km": 0.7}, {"id": "n-52647a0bed", "name": "Sauer Center", "city": "Richmond", "status": "partial", "km": 1.3}, {"id": "m-115a6f4724", "name": "Willow Lawn Shopping Center", "city": null, "status": "operating", "km": 8.7}, {"id": "m-3b6b5f47cc", "name": "Cloverleaf Mall", "city": "Richmond", "status": "built", "km": 9.7}], "count_10km": 4, "count_25km": 9}, "elevation": {"elevation_ft": 36.0, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51760020500", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 17.941529835803, "median_family_income": 108571.0, "snap_households": 109.0, "pop2010": 3851.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 365737, "month": "2026-09", "change_1y": 0.022, "change_5y": 0.241}, "zori": {"latest": 1604, "month": "2026-09", "change_1y": 0.027, "change_5y": 0.274}, "county_fips": "51760", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51760020501", "jobs": 1586, "retail_jobs": 27, "food_accommodation_jobs": 252, "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": "23223", "month": "202609", "median_listing_price": 342310, "median_listing_price_yy": -0.0078, "active_listing_count": 117, "median_days_on_market": 44, "price_reduced_share": 0.2127, "pending_ratio": 0.6496, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51760020500", "kfr_p25": 0.2865, "jail_p25": 0.0537, "kids_count": 241.6993, "commuting_zone": "Richmond", "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-52647a0bed", "name": "Sauer Center", "city": "Richmond", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "1 km away"]}, {"id": "m-7c6fe2ab34", "name": "Newmarket North Mall", "city": "Hampton", "state": "VA", "score": 5.0, "why": ["same strategy: reinhabit", "also in VA"]}, {"id": "n-9a0f01e00e", "name": "Chesterfield Towne Center", "city": "Midlothian", "state": "VA", "score": 5.0, "why": ["same strategy: reinhabit", "also in VA", "20 km away"]}, {"id": "n-bfcd62e4bf", "name": "Park+Ford", "city": "Alexandria", "state": "VA", "score": 4.5, "why": ["same strategy: reinhabit", "also in VA"]}, {"id": "n-4ccb4c0d4c", "name": "Foundry", "city": "Alexandria", "state": "VA", "score": 4.5, "why": ["same strategy: reinhabit", "also in VA"]}, {"id": "m-e594aa16bf", "name": "100 Oaks Mall", "city": "Nashville", "state": "TN", "score": 4.0, "why": ["same strategy: reinhabit"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Richmond (Independent City)", "2024": {"units_1": 380, "units_2_4": 83, "units_5plus": 2077, "value_total": 312428593}, "2023": {"units_1": 387, "units_2_4": 6, "units_5plus": 1890, "value_total": 231538817}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51760", "year": 2025, "establishments": 767, "employment": 7608, "avg_annual_pay": 40979, "lq_employment": 0.46, "employment_change_1y": -0.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 815, "emp": 9059}, "2023": {"estab": 778, "emp": 8329}, "estab_change": -0.045, "emp_change": -0.081, "county_fips": "51760"}, "schools": {"district": "Richmond City Public Schools", "district_geoid": "5103240", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 7, "schools": ["Richmond Hospital Ep.", "Virginia Treatment Ctr.", "Chimborazo Elementary", "Henry Marsh III Elementary", "Martin Luther King Jr. Middle", "Bellevue Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51760", "years": "2016-2025", "events": 124, "by_type": {"Flash Flood": 59, "Thunderstorm Wind": 30, "Heavy Rain": 24, "Tornado": 5, "Hail": 3, "Flood": 2, "Lightning": 1}, "property_damage_usd": 142000, "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": 145697, "trucks_aadt": 14946, "road": "95", "class": "Interstate", "lanes": 6, "segments_600m": 33, "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": "4 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "2,077 units, Richmond (Independent City)", "origin": "census-bps"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "145,697 on 95", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "95", "origin": "fhwa-hpms"}, {"slug": "use-civic", "name": "Civic and government", "group_": "use", "evidence": "new_use field", "origin": "record"}], "details": {}, "photos": [], "provenance": {}, "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\": …}"}}