{"id": "n-acc0b1e3f2", "slug": "salem-salem-state-universitys-south-campus", "type": "office-park", "name": "Salem State University’s South Campus", "aka": [], "city": "Salem", "county": "Essex County", "state": "MA", "country": "US", "census_division": 1, "lat": 42.49414, "lon": -70.89389, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "Salem State University’s South Campus", "year_opened": null, "year_closed": null, "acres": 23.0, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from mass.gov, model-extracted, unreviewed: Salem State University’s South Campus, a 23±acre office-park, is being redeveloped into 473 rental apartment homes, with groundbreaking in April 2025 and expected completion by end of 2027.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "under construction", "year_retrofit": null, "developer": "Avalon Bay Communities, Inc., and Winn Development Company, LP", "architect": null, "after_notes": "473 new rental apartment homes", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "40R zoning", "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by Salem 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": "25009", "opp_score": 30.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "23 acres", "county grew 3.4% 2018–23", "median rent $1,673", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/ma/salem-salem-state-universitys-south-campus/", "events": [{"year": 2024, "date": null, "kind": "note", "detail": "Purchase and Sale Agreement entered", "source_id": 8501}, {"year": 2025, "date": null, "kind": "note", "detail": "Broke ground", "source_id": 8502}, {"year": 2027, "date": null, "kind": "note", "detail": "Expected completion", "source_id": 8503}], "sources": [{"id": 8500, "site_id": "n-acc0b1e3f2", "url": "https://www.mass.gov/info-details/salem-state-universitys-south-campus-redevelopment", "title": "Salem State University's South Campus Redevelopment - Mass.gov", "publisher": "mass.gov", "date": null, "quote": "Salem State University’s South Campus", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8501, "site_id": "n-acc0b1e3f2", "url": "https://www.mass.gov/info-details/salem-state-universitys-south-campus-redevelopment", "title": "Timeline", "publisher": null, "date": null, "quote": "In June, 2024, DCAMM entered into a Purchase and Sale Agreement with the combined team of Avalon Bay Communities, Inc., and Winn Development Company, LP, for the development of multifamily housing on Salem State University’s South Campus, which was deemed surplus to the University’s needs.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8502, "site_id": "n-acc0b1e3f2", "url": "https://www.mass.gov/info-details/salem-state-universitys-south-campus-redevelopment", "title": "Timeline", "publisher": null, "date": null, "quote": "This project broke ground in April, 2025 and is expected to be complete toward the end of 2027.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8503, "site_id": "n-acc0b1e3f2", "url": "https://www.mass.gov/info-details/salem-state-universitys-south-campus-redevelopment", "title": "Timeline", "publisher": null, "date": null, "quote": "This project broke ground in April, 2025 and is expected to be complete toward the end of 2027.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 510, "site_id": "n-acc0b1e3f2", "kind": "sale", "date": null, "year": 2024, "acres": null, "sqft": null, "buyer": "Avalon Bay Communities, Inc., and Winn Development Company, LP", "seller": "Commonwealth of Massachusetts acting by and through its Division of Capital Asset Management and Maintenance (DCAMM)", "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.mass.gov/info-details/salem-state-universitys-south-campus-redevelopment", "source_title": null, "source_date": null, "quote": "In June, 2024, DCAMM entered into a Purchase and Sale Agreement with the combined team of Avalon Bay Communities, Inc., and Winn Development Company, LP, for the development of multifamily housing on Salem State University’s South Campus, which was deemed surplus to the University’s needs.", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "Avalon Bay Communities, Inc., and Winn Development Company, LP", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Salem State University’s South Campus (23 acres) is under construction as a 473-unit rental apartment project by Avalon Bay and Winn Development. Zoning changed to 40R and approved by Salem City Council. Housing market context shows median rent $1,673 and stable ZHVI growth (2.1% YoY). Peer comparisons highlight similar MA redevelopment projects (e.g., Billerica Mall, 31km away). Status: Groundbreaking in 2025, completion expected 2027. No additional context on traffic, retail trends, or county growth beyond record data.", "why": "Record explicitly states under construction, zoning approval, housing conversion, and peer MA projects. Market data (median rent, ZHVI) and project timeline (2025–2027) are directly extracted. No external assumptions added.", "where_it_stands": "Project is active and approved, with no gaps in the provided record. County growth rate (3.4% 2018–23) is noted but not directly tied to the project in the record.", "for_a_planner": ["Zoning change approved", "23-acre site", "473 units", "2025–2027 timeline"], "for_a_developer": ["40R zoning", "median rent $1,673", "peer MA projects", "2024 purchase agreement"], "risks_and_unknowns": ["No traffic impact data used", "No cost figures beyond permits", "No university transition details"], "data_quality": "good", "one_line": "23-acre office-park redeveloped to 473 rental homes under construction (2025–2027), approved with 40R zoning, in MA housing market context.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "749415365fdd"}, "cluster": {"within_10km": [], "count_10km": 0, "count_25km": 11}, "elevation": {"elevation_ft": 23.1, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "25009204102", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 0.0851358686174665, "poverty_rate": 9.31214303451701, "median_family_income": 99107.0, "snap_households": 220.0, "pop2010": 4935.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 715954, "month": "2026-09", "change_1y": 0.021, "change_5y": 0.253}, "zori": {"latest": 2595, "month": "2026-09", "change_1y": 0.025, "change_5y": 0.276}, "county_fips": "25009", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "25009204102", "jobs": 571, "retail_jobs": 96, "food_accommodation_jobs": 130, "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": "01970", "month": "202609", "median_listing_price": 568450, "median_listing_price_yy": -0.0364, "active_listing_count": 81, "median_days_on_market": 33, "price_reduced_share": 0.1923, "pending_ratio": 0.7469, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "25009204102", "kfr_p25": 0.5131, "jail_p25": 0.0054, "kids_count": 248.3172, "commuting_zone": "Boston", "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-c518b8db75", "name": "Cambridge Discovery Park", "city": "Cambridge", "state": "MA", "score": 8.5, "why": ["similar size (30 acres)", "same strategy: redevelop", "also in MA"]}, {"id": "n-0162c7bfcf", "name": "Boisfeuillet Jones Atlanta Civic Center site", "city": "Atlanta", "state": "GA", "score": 6.5, "why": ["similar size (19 acres)", "same strategy: redevelop"]}, {"id": "m-539ee169dc", "name": "University Mall", "city": "Little Rock", "state": "AR", "score": 6.0, "why": ["similar size (28 acres)", "same strategy: redevelop"]}, {"id": "m-0d322f926d", "name": "Hickory Hollow Mall", "city": "Nashville", "state": "TN", "score": 6.0, "why": ["similar size (27 acres)", "same strategy: redevelop"]}, {"id": "m-9fb13830f5", "name": "Billerica Mall", "city": "Billerica", "state": "MA", "score": 6.0, "why": ["same strategy: redevelop", "also in MA", "31 km away"]}, {"id": "n-169b839f16", "name": "Three Executive Campus", "city": "Cherry Hill", "state": "NJ", "score": 6.0, "why": ["similar size (28.2 acres)", "same strategy: redevelop"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Essex County", "2024": {"units_1": 393, "units_2_4": 81, "units_5plus": 537, "value_total": 289580250}, "2023": {"units_1": 329, "units_2_4": 95, "units_5plus": 716, "value_total": 316246148}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "25009", "year": 2025, "establishments": 2285, "employment": 33896, "avg_annual_pay": 44913, "lq_employment": 1.05, "employment_change_1y": -3.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2598, "emp": 38309}, "2023": {"estab": 2499, "emp": 37451}, "estab_change": -0.038, "emp_change": -0.022, "county_fips": "25009"}, "schools": {"district": "Salem School District", "district_geoid": "2510380", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 1, "schools": ["Glover"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "25009", "years": "2016-2025", "events": 218, "by_type": {"Thunderstorm Wind": 111, "Flood": 46, "Flash Flood": 32, "Hail": 16, "Lightning": 10, "Funnel Cloud": 3}, "property_damage_usd": 1078250, "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": 19719, "trucks_aadt": 908, "road": null, "class": "principal arterial", "lanes": 2, "segments_600m": 27, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "473 new rental apartment homes", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "473 new rental apartment homes Approved by Salem City Council.", "origin": "newtypes-extraction"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,595/mo", "origin": "zillow"}, {"slug": "finance-sold-2020s", "name": "Sold since 2020", "group_": "finance", "evidence": "2024 Avalon Bay Communities, Inc., and Winn Development Company, LP", "origin": "research-deals"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "under construction", "origin": "record"}], "details": {}, "photos": [], "provenance": {"acres": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "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\": …}"}}