{"id": "n-98627d3461", "slug": "buena-park-5600-beach-boulevard-shopoff-and-lennar-on-the-former-amway", "type": "office-park", "name": "5600 Beach Boulevard: Shopoff and Lennar on the Former Amway Campus", "aka": [], "city": "Buena Park", "county": "Orange County", "state": "CA", "country": "US", "census_division": 9, "lat": 33.87975, "lon": -117.99819, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "corporate campus", "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 ocrealestateinc.com, model-extracted, unreviewed: The former 14-acre Amway corporate campus at 5600 Beach Boulevard is being redeveloped into 281 residential units by Shopoff Realty Investments and Lennar Homes, approved in June 2026.", "strategy": ["redevelop"], "new_use": ["housing"], "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": "state density bonus, allowing the full 281-unit program without expanding beyond the 13.8-acre site boundary", "public_subsidy": null, "entitlement_year": 2026, "planning_notes": "Approved by Buena Park City Council.", "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": "06059", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,352", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/ca/buena-park-5600-beach-boulevard-shopoff-and-lennar-on-the-former-amway/", "events": [{"year": 2025, "date": null, "kind": "note", "detail": "Shopoff Realty Investments purchased the property", "source_id": 8486}, {"year": 2026, "date": null, "kind": "note", "detail": "Buena Park City Council approved the project", "source_id": 8487}], "sources": [{"id": 8485, "site_id": "n-98627d3461", "url": "https://www.ocrealestateinc.com/blog/buena-park-development-beach-boulevard-housing/", "title": "Buena Park New Development: Beach Blvd Housing Guide 2026", "publisher": "ocrealestateinc.com", "date": null, "quote": "5600 Beach Boulevard: Shopoff and Lennar on the Former Amway Campus", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8486, "site_id": "n-98627d3461", "url": "https://www.ocrealestateinc.com/blog/buena-park-development-beach-boulevard-housing/", "title": "Timeline", "publisher": null, "date": null, "quote": "Irvine-based Shopoff Realty Investments purchased the property in 2025 for approximately $60 million", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8487, "site_id": "n-98627d3461", "url": "https://www.ocrealestateinc.com/blog/buena-park-development-beach-boulevard-housing/", "title": "Timeline", "publisher": null, "date": null, "quote": "The Buena Park City Council approved the project in June 2026.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 509, "site_id": "n-98627d3461", "kind": "sale", "date": null, "year": 2025, "acres": null, "sqft": null, "buyer": "Shopoff Realty Investments", "seller": "Amway", "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.ocrealestateinc.com/blog/buena-park-development-beach-boulevard-housing/", "source_title": null, "source_date": null, "quote": "Irvine-based Shopoff Realty Investments purchased the property in 2025 for approximately $60 million", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Buena Park City Council approved a 281-unit housing project on the former Amway corporate campus (13.8 acres) in 2026. Shopoff Realty purchased the site from Amway for $60M in 2025. The project uses a state density bonus to build without expanding the site boundary.", "why": "The project is approved and under construction (per context cluster), with housing market data showing median rent at $2,352 and strong ZHVI ($1.17M) and ZORI ($3,251) in Orange County. Nearby projects include the under-construction Village at Buena Park (0km) and La Mirada Mall (2.1km).", "where_it_stands": "Status: Approved. Entitlements finalized for 2026. Construction activity noted in 2024 permits (2,671 units planned).", "for_a_planner": ["Project aligns with city's housing strategy (approved by council). Site boundary is fixed (13.8 acres). Traffic: minor arterial road (2 lanes, 15 segments within 600m).", "unknowns: No construction start date, no environmental review details, and traffic class details (e.g., road name) are missing."], "for_a_developer": ["Market validated: $2,352 median rent, $3,251 ZORI. Nearby housing projects (Village at Buena Park) are also under construction. No need for additional zoning beyond density bonus."], "risks_and_unknowns": ["Traffic data lacks road name/class specifics. No community feedback or timeline for construction start."], "data_quality": "thin", "one_line": "Approved housing project on former Amway campus (13.8 acres), $60M sale, 281 units, density bonus used, market validated.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "71192a66c826"}, "cluster": {"within_10km": [{"id": "n-6fa5841b1f", "name": "Village at Buena Park", "city": "Buena Park", "status": "under construction", "km": 0.0}, {"id": "m-1fa536a881", "name": "La Mirada Mall", "city": "La Mirada", "status": "built", "km": 2.1}, {"id": "n-27d8bd419d", "name": "Buena Park Downtown", "city": "Buena Park", "status": "under construction", "km": 3.9}, {"id": "m-97f2dc9cee", "name": "La Habra Fashion Square", "city": "La Habra", "status": "unknown", "km": 5.3}, {"id": "m-86ca918598", "name": "Whittwood Mall", "city": "Whittier", "status": "unknown", "km": 7.1}, {"id": "m-9b4a76a2f4", "name": "Anaheim Center", "city": "Anaheim", "status": "operating", "km": 8.1}, {"id": "n-4effcb32b1", "name": "Anaheim Towne Center", "city": "Anaheim", "status": "built", "km": 9.2}], "count_10km": 7, "count_25km": 23}, "elevation": {"elevation_ft": 70.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06059110607", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 13.493004505572701, "median_family_income": 77455.0, "snap_households": 60.0, "pop2010": 3845.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 1174873, "month": "2026-09", "change_1y": 0.032, "change_5y": 0.366}, "zori": {"latest": 3251, "month": "2026-09", "change_1y": 0.032, "change_5y": 0.217}, "county_fips": "06059", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "06059110607", "jobs": 2021, "retail_jobs": 286, "food_accommodation_jobs": 377, "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": "90621", "month": "202609", "median_listing_price": 872175, "median_listing_price_yy": -0.0103, "active_listing_count": 33, "median_days_on_market": 52, "price_reduced_share": 0.1479, "pending_ratio": 0.3636, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06059110607", "kfr_p25": 0.5013, "jail_p25": 0.0182, "kids_count": 470.8321, "commuting_zone": "Los Angeles", "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-10ce5c20b3", "name": "Closed shopping mall in Long Beach", "city": "Long Beach", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "22 km away"]}, {"id": "n-27628dc8f9", "name": "Former Sears department store site", "city": "Glendale", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "38 km away"]}, {"id": "n-df0d7506ee", "name": "Crossroads of the World", "city": "Los Angeles", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "39 km away"]}, {"id": "m-c6536f79eb", "name": "Plaza Pasadena", "city": "Pasadena", "state": "CA", "score": 5.5, "why": ["same strategy: redevelop", "also in CA", "32 km away"]}, {"id": "m-1fa536a881", "name": "La Mirada Mall", "city": "La Mirada", "state": "CA", "score": 5.5, "why": ["same strategy: redevelop", "also in CA", "2 km away"]}, {"id": "m-1ef0bed4db", "name": "Long Beach Plaza", "city": "Long Beach", "state": "CA", "score": 5.5, "why": ["same strategy: redevelop", "also in CA", "21 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Orange County", "2024": {"units_1": 2671, "units_2_4": 462, "units_5plus": 3839, "value_total": 1750729453}, "2023": {"units_1": 2481, "units_2_4": 560, "units_5plus": 3440, "value_total": 1714428779}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "06059", "year": 2025, "establishments": 9812, "employment": 142472, "avg_annual_pay": 51666, "lq_employment": 0.87, "employment_change_1y": -1.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 9354, "emp": 142704}, "2023": {"estab": 9840, "emp": 146724}, "estab_change": 0.052, "emp_change": 0.028, "county_fips": "06059"}, "schools": {"district": "Fullerton Joint Union High School District", "district_geoid": "0614760", "grades": "09-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Gordon H. Beatty Middle", "Charles G. Emery Elementary", "Carl E. Gilbert Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "06059", "years": "2016-2025", "events": 140, "by_type": {"Flood": 49, "Heavy Rain": 43, "Flash Flood": 24, "Thunderstorm Wind": 10, "Debris Flow": 8, "Funnel Cloud": 3, "Hail": 2, "Lightning": 1}, "property_damage_usd": 1361500, "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": 21347, "trucks_aadt": null, "road": null, "class": "minor arterial", "lanes": 2, "segments_600m": 15, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "7 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "3,839 units, Orange County", "origin": "census-bps"}, {"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-park", "name": "Park and open space", "group_": "use", "evidence": "Approved by Buena Park City Council.", "origin": "record"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$3,251/mo", "origin": "zillow"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-0.0%", "origin": "census-acs"}, {"slug": "finance-sold-2020s", "name": "Sold since 2020", "group_": "finance", "evidence": "2025 Shopoff Realty Investments", "origin": "research-deals"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "approved", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "newtypes-extraction", "zoning_change": "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\": …}"}}