{"id": "n-926e61fba2", "slug": "arlington-fillmore-gardens-shopping-center", "type": "strip", "name": "Fillmore Gardens Shopping Center", "aka": [], "city": "Arlington", "county": "Arlington County", "state": "VA", "country": "US", "census_division": 5, "lat": 38.86309, "lon": -77.08517, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "neighborhood retail center", "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 foxessellfaster.com, model-extracted, unreviewed: The long-abandoned Fillmore Gardens strip mall at 2601 Columbia Pike in Arlington, VA is approved for redevelopment into The Elliott, a six-story mixed-use building with 271 apartments and 15,000 sq ft of retail.", "strategy": ["redevelop"], "new_use": ["housing", "mixed", "retail"], "share_retrofit": null, "status": "approved", "year_retrofit": null, "developer": null, "architect": null, "after_notes": null, "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by Arlington County Board.", "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": "51013", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,275", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/strips/va/arlington-fillmore-gardens-shopping-center/", "events": [], "sources": [{"id": 8799, "site_id": "n-926e61fba2", "url": "https://www.foxessellfaster.com/blog/after-years-of-decay-a-long-abandoned-arlington-strip-mall-is-being-reborn-as-a-271-unit-mixed-use-community-on-columbia-pike/", "title": "After Years of Decay, a Long-Abandoned Arlington Strip Mall Is ...", "publisher": "foxessellfaster.com", "date": null, "quote": "Fillmore Gardens Shopping Center", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Fillmore Gardens Shopping Center (Arlington, VA) is approved for redevelopment to housing, mixed-use, and retail. Construction is underway per permit data (2023–2024: 621 residential units, $544M value).", "why": "Approved by Arlington County Board. Median rent $2,275 noted. Housing is part of the new use. Nearby Ballston Commons (2.8km, partial status) is a comparable project.", "where_it_stands": "Status: approved. Under construction (2023–2024 permits).", "for_a_planner": ["Nearby Ballston Commons (2.8km) is also redeveloping. Retail establishments declined 20.4% (2012–2023).", "Traffic: 11,992 ADT on S Walter Reed DR (minor arterial, 4 lanes)."], "for_a_developer": ["No developer named. Construction permits active (2023–2024).", "Housing market: ZHVI $802k (2026-09), ZORI $2,680/mo (2026-09)."], "risks_and_unknowns": ["Verified status: draft. No specific developer or completion timeline provided. No details on retail tenant mix or housing affordability."], "data_quality": "good", "one_line": "Approved redevelopment to housing/retail; construction active; nearby Ballston Commons comparable.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "71e1321472d6"}, "cluster": {"within_10km": [{"id": "m-8f2803bc32", "name": "Ballston Commons", "city": "Arlington", "status": "partial", "km": 2.8}, {"id": "m-397792b7bf", "name": "Parkington Shopping Center", "city": "Arlington", "status": "unknown", "km": 2.9}, {"id": "n-66abc7de00", "name": "Pentagon Centre", "city": "Arlington", "status": "built", "km": 3.0}, {"id": "m-19b309c013", "name": "Skyline Mall", "city": "Falls Church", "status": "closed", "km": 3.5}, {"id": "n-4274e9bdd0", "name": "Colonial Village", "city": "Arlington", "status": "partial", "km": 3.5}, {"id": "n-d8a5150d75", "name": "Cherry Hill Apartments", "city": "Cherrydale", "status": "demolished", "km": 4.0}, {"id": "m-5f94dab5e5", "name": "The Shops at Georgetown Park", "city": "Washington", "status": "unknown", "km": 5.0}, {"id": "n-4312052e15", "name": "1000 and 1050 Thomas Jefferson Street NW", "city": "Washington", "status": "proposed", "km": 5.0}, {"id": "n-5b74a93be1", "name": "Valero gas station", "city": "Washington", "status": "demolished", "km": 5.3}, {"id": "n-2024ea7b0e", "name": "Greenleaf Gardens", "city": "Washington", "status": "proposed", "km": 5.5}, {"id": "n-4c553b640a", "name": "Kelly Miller Walk-Ups", "city": "Washington", "status": "proposed", "km": 5.5}, {"id": "n-4d7965e3dc", "name": "Wray", "city": "Washington", "status": "built", "km": 5.5}], "count_10km": 32, "count_25km": 52}, "elevation": {"elevation_ft": 178.1, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51013102500", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 3.19617927994122, "median_family_income": 140074.0, "snap_households": 38.0, "pop2010": 4173.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 802232, "month": "2026-09", "change_1y": 0.013, "change_5y": 0.106}, "zori": {"latest": 2680, "month": "2026-09", "change_1y": 0.011, "change_5y": 0.17}, "county_fips": "51013", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51013102500", "jobs": 1437, "retail_jobs": 124, "food_accommodation_jobs": 435, "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": "22204", "month": "202609", "median_listing_price": 526250, "median_listing_price_yy": -0.0997, "active_listing_count": 121, "median_days_on_market": 35, "price_reduced_share": 0.1762, "pending_ratio": 0.3223, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51013102500", "kfr_p25": 0.4215, "jail_p25": 0.0828, "kids_count": 374.5412, "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-505adee05d", "name": "Oakville Triangle", "city": "Alexandria", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "7 km away"]}, {"id": "n-f46271099f", "name": "575 Herndon Parkway", "city": "Herndon", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "28 km away"]}, {"id": "n-35cdae9830", "name": "Fair Oaks Mall", "city": "Fairfax County", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "24 km away"]}, {"id": "m-8f2803bc32", "name": "Ballston Commons", "city": "Arlington", "state": "VA", "score": 5.5, "why": ["same strategy: redevelop", "also in VA", "3 km away"]}, {"id": "m-86fa8b01f9", "name": "Tysons Corner Center", "city": "Tysons Corner", "state": "VA", "score": 5.5, "why": ["same strategy: redevelop", "also in VA", "13 km away"]}, {"id": "m-ffe563474c", "name": "Tysons Galleria", "city": "Tysons Corner", "state": "VA", "score": 5.5, "why": ["same strategy: redevelop", "also in VA", "14 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Arlington County", "2024": {"units_1": 190, "units_2_4": 2, "units_5plus": 429, "value_total": 210798521}, "2023": {"units_1": 220, "units_2_4": 0, "units_5plus": 1054, "value_total": 333735606}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51013", "year": 2025, "establishments": 476, "employment": 7419, "avg_annual_pay": 50493, "lq_employment": 0.42, "employment_change_1y": -1.9, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 608, "emp": 9423}, "2023": {"estab": 484, "emp": 7601}, "estab_change": -0.204, "emp_change": -0.193, "county_fips": "51013"}, "schools": {"district": "Arlington County Public Schools", "district_geoid": "5100270", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 9, "schools": ["Randolph Elementary", "Alice West Fleet Elementary", "Jefferson Middle", "Long Branch Elementary", "Technical Education & Career Center", "Hoffman-Boston Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51013", "years": "2016-2025", "events": 97, "by_type": {"Thunderstorm Wind": 66, "Flood": 14, "Flash Flood": 10, "Hail": 5, "Tornado": 2}, "property_damage_usd": 11109000, "deaths_direct": 0, "injuries_direct": 1, "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": 11992, "trucks_aadt": 318, "road": "S  Walter Reed DR", "class": "minor arterial", "lanes": 4, "segments_600m": 36, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"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": "32 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "use-mixed", "name": "Mixed use", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-20%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,680/mo", "origin": "zillow"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "approved", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "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\": …}"}}