{"id": "n-9c51ab5041", "slug": "atlanta-hamilton", "type": "garden-apartments", "name": "Hamilton", "aka": [], "city": "Atlanta", "county": "Fulton County", "state": "GA", "country": "US", "census_division": 5, "lat": 33.75428, "lon": -84.47789, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "garden-apartments", "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 atlanta.urbanize.city, model-extracted, unreviewed: The Hamilton replaces the deteriorating 1960s Seven Courts garden-apartment complex with 192 new affordable apartments across seven buildings.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "under construction", "year_retrofit": null, "developer": "Paces Preservation Partners", "architect": null, "after_notes": null, "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": "13121", "opp_score": 15.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 4.6% 2018–23", "median rent $1,635", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/ga/atlanta-hamilton/", "events": [], "sources": [{"id": 7518, "site_id": "n-9c51ab5041", "url": "https://atlanta.urbanize.city/post/sw-atl-project-hamilton-affordable-housing-development-near-marta", "title": "Project 'The Hamilton' rises, replacing 'deteriorating' 1960s complex", "publisher": "atlanta.urbanize.city", "date": null, "quote": "The Hamilton", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7519, "site_id": "n-9c51ab5041", "url": "https://www.jmwilkerson.com/project-the-hamilton-rises-replacing-deteriorating-1960s-complex/", "title": "Project 'The Hamilton' rises, replacing 'deteriorating' 1960s complex ...", "publisher": "jmwilkerson.com", "date": null, "quote": "The Hamilton", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Paces Preservation Partners", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [{"id": 429, "owner": "HUBERT PROPERTIES L P", "acres": 1.416, "land_use": "320", "zoning": null, "appraised": 120700.0, "sale_date": null, "source_url": "https://services1.arcgis.com/AQDHTHDrZzfsFsB5/arcgis/rest/services/Tax_Parcels_2025/FeatureServer/0", "retrieved": "2026-10-21"}], "context": {"assessment": {"what_happened": "Hamilton (Atlanta, GA) is a garden-apartment site redeveloping into housing, currently under construction by Paces Preservation Partners. The project is already in active development (status: under construction), confirmed by the record's 'opp_reasons' citing it as 'already in play: under construction, approved, or sold to a developer with housing plans.'", "why": "The opportunity score (15.0) is low due to active development status. Market context shows strong local demand: median rent $1,635, ZORI $1,926 (2026-09), with 10.5% 5-year rent growth. Nearby, 26 projects within 10km include 2 demolished apartment sites (Azalea Gardens, Oak Valley Court) and 8 other housing developments (e.g., Altmore, Boisfeuillet Jones Civic Center site) within 8km.", "where_it_stands": "Construction permits show $2.26B in 2024 value (Fulton County). No additional details on land use, parcel size, or specific housing type are provided in the record.", "for_a_planner": ["Status: Active construction (not speculative)", "Market: High rent growth aligns with housing demand", "Context: 26 nearby projects within 10km, including 2 demolished apartment sites"], "for_a_developer": ["Competition: 8 similar projects within 8km", "Market validation: $1,635 median rent, 10.5% 5-year rent growth", "No new data on land constraints or financials beyond permits"], "risks_and_unknowns": ["No parcel size or zoning details provided", "No timeline for completion", "No specific housing type (e.g., affordable, luxury) specified", "No data on current occupancy or tenant demographics"], "data_quality": "partial", "one_line": "Active construction project in a high-demand housing market with 26 nearby developments within 10km.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "8dc2f91eeee2"}, "cluster": {"within_10km": [{"id": "n-4351727346", "name": "Azalea Gardens Apartments", "city": "Atlanta", "status": "demolished", "km": 5.1}, {"id": "n-7d58fa47b9", "name": "Oak Valley Court Apartments", "city": "Atlanta", "status": "demolished", "km": 5.3}, {"id": "n-3190d04d1f", "name": "Magnolia Park", "city": "Vine City", "status": "built", "km": 6.2}, {"id": "n-92e3583e3a", "name": "CNN Center", "city": "Atlanta", "status": "under construction", "km": 7.7}, {"id": "n-59b674e8ca", "name": "56 Marietta St.", "city": "Atlanta", "status": "proposed", "km": 8.0}, {"id": "n-9f9056032d", "name": "41 Marietta St.", "city": "Atlanta", "status": "proposed", "km": 8.0}, {"id": "m-2c3e616138", "name": "Peachtree Arcade", "city": "Atlanta", "status": "demolished", "km": 8.1}, {"id": "n-0162c7bfcf", "name": "Boisfeuillet Jones Atlanta Civic Center site", "city": "Atlanta", "status": "under construction", "km": 8.1}, {"id": "n-04402ffe05", "name": "2 Peachtree Street", "city": "Atlanta", "status": "proposed", "km": 8.1}, {"id": "n-0c30c0c879", "name": "Carver Community", "city": "Atlanta", "status": "built", "km": 8.1}, {"id": "n-1a68a4b959", "name": "Altmore", "city": "Atlanta", "status": "under construction", "km": 8.1}, {"id": "n-2e18e3b33b", "name": "One Park Tower", "city": "Atlanta", "status": "proposed", "km": 8.1}], "count_10km": 26, "count_25km": 48}, "elevation": {"elevation_ft": 947.7, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13121008102", "urban": 1, "lila_1_10": 1, "low_access_1mi": 1, "lapop1share": 36.6007111886608, "poverty_rate": 26.3908701854494, "median_family_income": 31783.0, "snap_households": 1206.0, "pop2010": 5925.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 414221, "month": "2026-09", "change_1y": -0.015, "change_5y": 0.112}, "zori": {"latest": 1926, "month": "2026-09", "change_1y": 0.026, "change_5y": 0.105}, "county_fips": "13121", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "13121008103", "jobs": 490, "retail_jobs": 191, "food_accommodation_jobs": 56, "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": "30311", "month": "202609", "median_listing_price": 286450, "median_listing_price_yy": -0.0002, "active_listing_count": 168, "median_days_on_market": 74, "price_reduced_share": 0.2054, "pending_ratio": 0.2202, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "13121008102", "kfr_p25": 0.2921, "jail_p25": 0.046, "kids_count": 1400.3905, "commuting_zone": "Atlanta", "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-855bd1a1bb", "name": "East Cobb Walk", "city": "Marietta", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "23 km away"]}, {"id": "n-d3792e12d2", "name": "North River Shopping Center", "city": "Sandy Springs", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "30 km away"]}, {"id": "n-0162c7bfcf", "name": "Boisfeuillet Jones Atlanta Civic Center site", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "8 km away"]}, {"id": "n-f0198fe977", "name": "Continuum", "city": "Alpharetta", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "39 km away"]}, {"id": "n-1a68a4b959", "name": "Altmore", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "8 km away"]}, {"id": "m-9ca7535f56", "name": "Phipps Plaza", "city": "Atlanta", "state": "GA", "score": 5.5, "why": ["same strategy: redevelop", "also in GA", "15 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Fulton County", "2024": {"units_1": 2937, "units_2_4": 481, "units_5plus": 8159, "value_total": 2257568576}, "2023": {"units_1": 2905, "units_2_4": 100, "units_5plus": 7096, "value_total": 2003182482}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "13121", "year": 2025, "establishments": 4327, "employment": 55938, "avg_annual_pay": 50638, "lq_employment": 0.6, "employment_change_1y": -2.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 3394, "emp": 48734}, "2023": {"estab": 3732, "emp": 55757}, "estab_change": 0.1, "emp_change": 0.144, "county_fips": "13121"}, "schools": {"district": "Atlanta City School District", "district_geoid": "1300120", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Frederick Douglass High School", "Peyton Forest Elementary School", "Atlanta SMART Academy"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "13121", "years": "2016-2025", "events": 266, "by_type": {"Thunderstorm Wind": 174, "Flash Flood": 48, "Hail": 34, "Tornado": 10}, "property_damage_usd": 9525000, "deaths_direct": 2, "injuries_direct": 7, "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": 162000, "trucks_aadt": 11143, "road": "20", "class": "Interstate", "lanes": 8, "segments_600m": 20, "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": "26 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "8,159 units, Fulton 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": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "162,000 on 20", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "20", "origin": "fhwa-hpms"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "under construction", "origin": "record"}], "details": {}, "photos": [{"file": "https://retrofitatlas.org/img/atlanta-hamilton-geo-f4fe96.jpg", "author": "Gman197002", "license": "CC BY-SA 4.0", "license_url": "https://creativecommons.org/licenses/by-sa/4.0", "source": "https://upload.wikimedia.org/wikipedia/commons/5/55/MARTA_Hamilton_E._Holmes_Station_Concourse.JPG?utm_source=commons.wikimedia.org&utm_campaign=imageinfo&utm_content=original", "is_key": 1}], "provenance": {"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\": …}"}}