{"id": "n-a5d3cb00f4", "slug": "alpharetta-brookside-office-park", "type": "office-park", "name": "Brookside Office Park", "aka": ["Brookside office campus", "Brookside office park"], "city": "Alpharetta", "county": "Fulton County", "state": "GA", "country": "US", "census_division": 5, "lat": 34.0756, "lon": -84.2946, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "office", "year_opened": 1980, "year_closed": null, "acres": 20.0, "gla_sqft": 266000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from rebusinessonline.com, model-extracted, unreviewed: Portman acquired the 20-acre, 266,000 sqft Brookside Office Park in Alpharetta, GA, planning a mixed-use redevelopment with 405 housing units and 60,000 sqft of retail/restaurant space, retaining one office building and razing another.", "strategy": ["redevelop", "reinhabit"], "new_use": ["housing", "mixed", "office", "retail"], "share_retrofit": null, "status": "approved", "year_retrofit": 2026, "developer": "Portman Holdings", "architect": null, "after_notes": "A proposed vision that includes 335 multifamily residences, 70 townhomes and 60,000 square feet of retail and restaurant space. One 130,000-square-foot building will be retained.", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": 2025, "planning_notes": "Approved by Alpharetta 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": "13121", "opp_score": 30.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "20 acres", "county grew 4.6% 2018–23", "median rent $1,635", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/ga/alpharetta-brookside-office-park/", "events": [{"year": 1980, "date": null, "kind": "note", "detail": "Original construction of the office park", "source_id": 7098}, {"year": 1980, "date": null, "kind": "opened", "detail": "Opened", "source_id": null}, {"year": 2000, "date": null, "kind": "note", "detail": "developed", "source_id": 7105}, {"year": 2024, "date": null, "kind": "note", "detail": "tearing down", "source_id": 7106}, {"year": 2025, "date": null, "kind": "note", "detail": "Unanimous approval from Alpharetta City Council for mixed-use redevelopment", "source_id": 7099}, {"year": 2025, "date": null, "kind": "note", "detail": "Project set to go before planning commission and city council", "source_id": 7103}, {"year": 2026, "date": null, "kind": "note", "detail": "Construction expected to begin", "source_id": 7100}, {"year": 2026, "date": null, "kind": "note", "detail": "Redevelopment begins", "source_id": 7102}, {"year": 2026, "date": null, "kind": "note", "detail": "Redevelopment could kick off", "source_id": 7104}, {"year": 2026, "date": null, "kind": "retrofit", "detail": "Retrofit: redevelop, reinhabit", "source_id": null}, {"year": 2029, "date": null, "kind": "note", "detail": "Completion anticipated", "source_id": 7101}], "sources": [{"id": 7094, "site_id": "n-a5d3cb00f4", "url": "https://rebusinessonline.com/portman-acquires-metro-atlanta-office-park-plans-mixed-use-redevelopment/", "title": "Portman Acquires Metro Atlanta Office Park, Plans Mixed-Use ...", "publisher": "rebusinessonline.com", "date": null, "quote": "Brookside Office Park", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7095, "site_id": "n-a5d3cb00f4", "url": "https://connectedalpharetta.com/brookside-office-park-to-transform-into-mixed-use-hub-in-2026/", "title": "Brookside Office Park to Transform into Mixed-Use Hub in 2026", "publisher": "connectedalpharetta.com", "date": null, "quote": "Brookside Office Park", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7096, "site_id": "n-a5d3cb00f4", "url": "https://www.connectcre.com/stories/portman-looking-to-redo-atlanta-area-office-park/", "title": "Portman Looking to Redo Atlanta-Area Office Park", "publisher": "connectcre.com", "date": null, "quote": "Brookside office campus", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7097, "site_id": "n-a5d3cb00f4", "url": "https://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272", "title": "Office Demolitions Are On The Rise, Even Where It Was Recently ...", "publisher": "bisnow.com", "date": null, "quote": "Brookside office park", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7098, "site_id": "n-a5d3cb00f4", "url": "https://rebusinessonline.com/portman-acquires-metro-atlanta-office-park-plans-mixed-use-redevelopment/", "title": "Timeline", "publisher": null, "date": null, "quote": "Brookside Office Park consists of two buildings on a 20-acre site that were originally constructed in the 1980s.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7099, "site_id": "n-a5d3cb00f4", "url": "https://rebusinessonline.com/portman-acquires-metro-atlanta-office-park-plans-mixed-use-redevelopment/", "title": "Timeline", "publisher": null, "date": null, "quote": "Portman received unanimous approval from the Alpharetta City Council in April to transform the site into a mixed-use destination.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7100, "site_id": "n-a5d3cb00f4", "url": "https://rebusinessonline.com/portman-acquires-metro-atlanta-office-park-plans-mixed-use-redevelopment/", "title": "Timeline", "publisher": null, "date": null, "quote": "Construction is expected to begin in 2026", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7101, "site_id": "n-a5d3cb00f4", "url": "https://rebusinessonline.com/portman-acquires-metro-atlanta-office-park-plans-mixed-use-redevelopment/", "title": "Timeline", "publisher": null, "date": null, "quote": "completion anticipated in 2029.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7102, "site_id": "n-a5d3cb00f4", "url": "https://connectedalpharetta.com/brookside-office-park-to-transform-into-mixed-use-hub-in-2026/", "title": "Timeline", "publisher": null, "date": null, "quote": "Beginning in 2026, Atlanta-based developer Portman Holdings will redevelop the 19-acre site into a premier mixed-use destination", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7103, "site_id": "n-a5d3cb00f4", "url": "https://www.connectcre.com/stories/portman-looking-to-redo-atlanta-area-office-park/", "title": "Timeline", "publisher": null, "date": null, "quote": "Portman’s project is set to go before the planning commission and city council in April 2025.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7104, "site_id": "n-a5d3cb00f4", "url": "https://www.connectcre.com/stories/portman-looking-to-redo-atlanta-area-office-park/", "title": "Timeline", "publisher": null, "date": null, "quote": "If it gets rezoning approval, the redevelopment could kick off in summer 2026.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7105, "site_id": "n-a5d3cb00f4", "url": "https://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272", "title": "Timeline", "publisher": null, "date": null, "quote": "Bridge Investment Group paid $41M in 2021 for the Brookside office park in Alpharetta, a two-building, 266K SF property in Alpharetta that was developed in 2000.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7106, "site_id": "n-a5d3cb00f4", "url": "https://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272", "title": "Timeline", "publisher": null, "date": null, "quote": "I built that office building in 2000. It delivered in 2000. We’re tearing it down in 2024.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 414, "site_id": "n-a5d3cb00f4", "kind": "sale", "date": null, "year": 2021, "acres": null, "sqft": null, "buyer": "Bridge Investment Group", "seller": null, "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272", "source_title": null, "source_date": null, "quote": "Bridge Investment Group paid $41M in 2021 for the Brookside office park in Alpharetta, a two-building, 266K SF property in Alpharetta that was developed in 2000.", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "Portman Holdings", "kind": "developer", "role": "developer", "year_from": 2026, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Brookside Office Park (Alpharetta, GA) opened 1980 as 20-acre office park (266k sqft GLA). Approved for mixed-use redevelopment in 2025. Retrofit begins 2026. Developer: Portman Holdings. Retains one 130k sqft building. New use: 335 multifamily residences, 70 townhomes, 60k sqft retail/restaurant space. Status: Approved (verified draft).", "why": "Approved by Alpharetta City Council (2025). Located within 10km of 7 active/under-construction developments (e.g., North Point Mall, Continuum). Housing market shows $1,926 median rent (+2.6% YoY). County population grew 4.6% (2018–23).", "where_it_stands": "Retrofit timeline: 2025 approval → 2026 construction start → 2029 completion. 2026 ZHVI: $414k (1.5% YoY decline).", "for_a_planner": ["Nearby developments: 3 approved, 1 under construction within 10km.", "Retail employment up 14.4% (2012–2023).", "Traffic: 46k ADT on 5-lane arterial (2024)."], "for_a_developer": ["Housing demand supported by $1,926 median rent.", "Already approved; no further entitlements needed.", "335 housing units + retail aligns with regional trend (7 nearby projects)."], "risks_and_unknowns": ["No construction cost data.", "Parcel value/land value not provided.", "No tenant mix or current occupancy details.", "Verified status: draft (not final)."], "data_quality": "good", "one_line": "Approved 2025 mixed-use retrofit (335 housing units, 60k sqft retail) starting 2026; located in active Alpharetta development cluster.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "aeaa72364307"}, "cluster": {"within_10km": [{"id": "n-a5d106c733", "name": "North Point Mall", "city": "Alpharetta", "status": "approved", "km": 0.0}, {"id": "n-f0198fe977", "name": "Continuum", "city": "Alpharetta", "status": "under construction", "km": 0.0}, {"id": "n-f195f346dd", "name": "Morris Road development", "city": "Alpharetta", "status": "approved", "km": 0.0}, {"id": "n-3e3c70b59c", "name": "Brookside One and Brookside Two", "city": "Alpharetta", "status": "proposed", "km": 4.0}, {"id": "m-eedf3be6c3", "name": "Roswell Mall", "city": "Roswell", "status": "operating", "km": 5.9}, {"id": "n-4018a6247b", "name": "Hill Street Mixed-Use Development", "city": "Roswell", "status": "proposed", "km": 8.5}, {"id": "n-d3792e12d2", "name": "North River Shopping Center", "city": "Sandy Springs", "status": "under construction", "km": 9.9}], "count_10km": 7, "count_25km": 30}, "elevation": {"elevation_ft": 1135.9, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13121011615", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 42.2432572409058, "poverty_rate": 2.00132162748985, "median_family_income": 165673.0, "snap_households": 20.0, "pop2010": 9165.0, "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": "13121011655", "jobs": 983, "retail_jobs": 67, "food_accommodation_jobs": 183, "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": "30009", "month": "202609", "median_listing_price": 885000, "median_listing_price_yy": -0.0745, "active_listing_count": 174, "median_days_on_market": 58, "price_reduced_share": 0.1499, "pending_ratio": 0.2738, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "13121011615", "kfr_p25": 0.5372, "jail_p25": -0.0014, "kids_count": 123.1467, "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-199007e67b", "name": "Corporate Square", "city": "Brookhaven", "state": "GA", "score": 10.0, "why": ["similar GLA (296,078 sq ft)", "same strategy: redevelop, reinhabit", "also in GA"]}, {"id": "n-e6c9f43820", "name": "Mixed-use development at the corner of Rosebud Road and Highway 78", "city": "Snellville", "state": "GA", "score": 9.0, "why": ["similar size (22.85 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-2eeb1601b2", "name": "Ashford Green Office Park", "city": "Brookhaven", "state": "GA", "score": 8.5, "why": ["similar GLA (268,000 sq ft)", "same strategy: redevelop", "also in GA"]}, {"id": "n-3e3c70b59c", "name": "Brookside One and Brookside Two", "city": "Alpharetta", "state": "GA", "score": 8.5, "why": ["similar size (20 acres)", "same strategy: redevelop, reinhabit", "also in GA"]}, {"id": "n-f195f346dd", "name": "Morris Road development", "city": "Alpharetta", "state": "GA", "score": 8.5, "why": ["similar GLA (212,000 sq ft)", "same strategy: redevelop, reinhabit", "also in GA"]}, {"id": "n-855bd1a1bb", "name": "East Cobb Walk", "city": "Marietta", "state": "GA", "score": 8.0, "why": ["similar size (15 acres)", "same strategy: redevelop", "also in GA"]}], "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": "Fulton County School District", "district_geoid": "1302280", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Alpharetta Elementary School", "Amana Academy School", "Innovation 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": 46000, "trucks_aadt": 1107, "road": "120", "class": "principal arterial", "lanes": 5, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}, "yield": {"value_per_acre": null, "gla_per_acre": 13300, "far": 0.31, "parcel_value_total": null}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "A proposed vision that includes 335 multifamily residences, 70 townhomes and 60,000 square feet of retail and restaurant space. 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