{"id": "n-bfcd62e4bf", "slug": "alexandria-park-ford", "type": "office-park", "name": "Park+Ford", "aka": ["Park + Ford"], "city": "Alexandria", "county": "Alexandria city", "state": "VA", "country": "US", "census_division": 5, "lat": 38.80511, "lon": -77.04702, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "office", "year_opened": 1981, "year_closed": null, "acres": 4.6, "gla_sqft": 566000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from credaglobal.org, model-extracted, unreviewed: A 1980s-era office park in Alexandria, Virginia, was converted into a 435-unit apartment community named Park+Ford.", "strategy": ["redevelop", "reinhabit"], "new_use": ["housing", "other", "retail"], "share_retrofit": null, "status": "built", "year_retrofit": 2020, "developer": null, "architect": null, "after_notes": "a 435-unit apartment community", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "approved", "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by 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": "51510", "opp_score": 0.0, "opp_reasons": ["retrofit already built", "median rent $2,031", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/va/alexandria-park-ford/", "events": [{"year": 1981, "date": null, "kind": "note", "detail": "Park Center constructed", "source_id": 7856}, {"year": 1981, "date": null, "kind": "opened", "detail": "Opened", "source_id": null}, {"year": 2016, "date": null, "kind": "note", "detail": "Park Center came to market for sale", "source_id": 7857}, {"year": 2017, "date": null, "kind": "note", "detail": "USDA lease ended", "source_id": 7858}, {"year": 2018, "date": null, "kind": "note", "detail": "Lowe and USAA Real Estate acquired Park Center", "source_id": 7859}, {"year": 2020, "date": null, "kind": "note", "detail": "Construction began", "source_id": 7860}, {"year": 2020, "date": null, "kind": "retrofit", "detail": "Retrofit: redevelop, reinhabit", "source_id": null}, {"year": 2022, "date": null, "kind": "note", "detail": "Property opened", "source_id": 7861}], "sources": [{"id": 7854, "site_id": "n-bfcd62e4bf", "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing", "title": "A 1980s-Era Office Park is Reborn as Multifamily Housing", "publisher": "credaglobal.org", "date": null, "quote": "The Park+Ford development in Alexandria, Virginia", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7855, "site_id": "n-bfcd62e4bf", "url": "https://untappedjournal.com/stories/office-conversion-america-housing", "title": "What Dead Malls, Office Parks, and Big-Box Stores Can Do for ...", "publisher": "untappedjournal.com", "date": null, "quote": "Park + Ford", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7856, "site_id": "n-bfcd62e4bf", "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing", "title": "Timeline", "publisher": null, "date": null, "quote": "When Park Center was constructed between 1981 and 1986", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7857, "site_id": "n-bfcd62e4bf", "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing", "title": "Timeline", "publisher": null, "date": null, "quote": "Park Center, a 566,000-square-foot, three-building Class B- office park in Alexandria, Virginia, when it came to market in 2016.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7858, "site_id": "n-bfcd62e4bf", "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing", "title": "Timeline", "publisher": null, "date": null, "quote": "The agency planned to vacate when its lease ended in May 2017.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7859, "site_id": "n-bfcd62e4bf", "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing", "title": "Timeline", "publisher": null, "date": null, "quote": "Lowe partnered with USAA Real Estate to acquire Park Center in January 2018.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7860, "site_id": "n-bfcd62e4bf", "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing", "title": "Timeline", "publisher": null, "date": null, "quote": "It began the adaptive reuse work at Park Center in June 2020.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7861, "site_id": "n-bfcd62e4bf", "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing", "title": "Timeline", "publisher": null, "date": null, "quote": "the property opened in a market where people are looking for the offerings at Park+Ford", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 458, "site_id": "n-bfcd62e4bf", "kind": "sale", "date": null, "year": 2018, "acres": null, "sqft": null, "buyer": "Lowe", "seller": null, "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing", "source_title": null, "source_date": null, "quote": "Lowe negotiated a deal to acquire the property for $39.5 million", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Retrofit completed in 2020 as a 435-unit apartment community (per after_notes). Zoning change approved by city council. Status is 'built' (not planned).", "why": "Retrofit already built (opp_reasons), median rent $2,031 noted, housing confirmed in record.", "where_it_stands": "No current development activity (2023-2024 permits show low residential units). Peer projects in VA (e.g., Woodland Park office park) share similar GLA and strategy.", "for_a_planner": ["Zoning approved", "Completed retrofit reduces near-term development risk", "Housing demand supported by ZORI ($2,243 median rent, 17.4% 5-year growth)"], "for_a_developer": ["No active deals (last sale 2018)", "No new construction underway (2023-2024 permits low)", "Housing market shows steady rent growth (ZORI)"], "risks_and_unknowns": ["No current rent data beyond median figure", "Parcel value and yield metrics missing (value_per_acre null)", "Retail component not confirmed in final use", "No recent sales activity beyond 2018 sale to Lowe/USAA"], "data_quality": "partial", "one_line": "Completed housing retrofit (435 units) with approved zoning; no active development or sales activity since 2018.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "fc2554eae3c9"}, "cluster": {"within_10km": [{"id": "n-4ccb4c0d4c", "name": "Foundry", "city": "Alexandria", "status": "built", "km": 0.0}, {"id": "n-505adee05d", "name": "Oakville Triangle", "city": "Alexandria", "status": "approved", "km": 0.0}, {"id": "n-7a3a3bbbbc", "name": "CityHouse Old Town", "city": "Alexandria", "status": "under construction", "km": 0.0}, {"id": "n-d3ca746d44", "name": "CityHouse Old Town", "city": "Alexandria", "status": "under construction", "km": 0.4}, {"id": "n-d8eb4d1af7", "name": "732 N. Washington St.", "city": "Alexandria", "status": "approved", "km": 0.8}, {"id": "n-6dc665bb3a", "name": "Rose Hill Plaza", "city": "Franconia", "status": "stalled", "km": 6.8}, {"id": "n-926e61fba2", "name": "Fillmore Gardens Shopping Center", "city": "Arlington", "status": "approved", "km": 7.2}, {"id": "m-c67e2b6603", "name": "Landmark Mall", "city": "Alexandria", "status": "demolished", "km": 7.4}, {"id": "m-19b309c013", "name": "Skyline Mall", "city": "Falls Church", "status": "closed", "km": 7.6}, {"id": "m-0d862e5e2b", "name": "Waterfront Mall", "city": "Washington", "status": "built", "km": 8.5}, {"id": "n-a655b003ed", "name": "1313 L St.", "city": "Washington", "status": "under construction", "km": 9.5}, {"id": "m-397792b7bf", "name": "Parkington Shopping Center", "city": "Arlington", "status": "unknown", "km": 9.9}], "count_10km": 23, "count_25km": 47}, "elevation": {"elevation_ft": 36.6, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51510201900", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 3.59179019384265, "median_family_income": 185625.0, "snap_households": 0.0, "pop2010": 1679.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 673546, "month": "2026-09", "change_1y": 0.019, "change_5y": 0.107}, "zori": {"latest": 2243, "month": "2026-09", "change_1y": -0.009, "change_5y": 0.174}, "county_fips": "51510", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51510201900", "jobs": 13150, "retail_jobs": 795, "food_accommodation_jobs": 2100, "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": "22314", "month": "202609", "median_listing_price": 758750, "median_listing_price_yy": -0.1239, "active_listing_count": 139, "median_days_on_market": 43, "price_reduced_share": 0.1895, "pending_ratio": 0.3669, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51510201900", "kfr_p25": 0.3845, "jail_p25": 0.0085, "kids_count": 28.0986, "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": "m-652305fc0e", "name": "Laurel Mall", "city": "Laurel", "state": "MD", "score": 9.0, "why": ["similar GLA (663,289 sq ft)", "opened 1979", "same strategy: redevelop"]}, {"id": "m-6a90631712", "name": "Westside Pavilion", "city": "Los Angeles", "state": "CA", "score": 7.5, "why": ["similar GLA (739,822 sq ft)", "opened 1985", "same strategy: reinhabit"]}, {"id": "m-db58832b4a", "name": "Lexington Mall", "city": "Lexington", "state": "KY", "score": 7.5, "why": ["similar GLA (508,000 sq ft)", "opened 1974", "same strategy: reinhabit"]}, {"id": "m-62d3e9c22c", "name": "Amigoland Mall", "city": "Brownsville", "state": "TX", "score": 7.5, "why": ["similar GLA (647,000 sq ft)", "opened 1974", "same strategy: reinhabit"]}, {"id": "m-c6536f79eb", "name": "Plaza Pasadena", "city": "Pasadena", "state": "CA", "score": 7.5, "why": ["similar GLA (600,000 sq ft)", "opened 1980", "same strategy: redevelop"]}, {"id": "m-2bd2cb975c", "name": "Muskegon Mall", "city": "Muskegon", "state": "MI", "score": 7.5, "why": ["similar GLA (500,000 sq ft)", "opened 1976", "same strategy: redevelop"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Alexandria (Independent City)", "2024": {"units_1": 25, "units_2_4": 0, "units_5plus": 0, "value_total": 9990000}, "2023": {"units_1": 40, "units_2_4": 3, "units_5plus": 78, "value_total": 18835699}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51510", "year": 2025, "establishments": 401, "employment": 6458, "avg_annual_pay": 47638, "lq_employment": 0.81, "employment_change_1y": -3.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 486, "emp": 7392}, "2023": {"estab": 401, "emp": 6689}, "estab_change": -0.175, "emp_change": -0.095, "county_fips": "51510"}, "schools": {"district": "Alexandria City Public Schools", "district_geoid": "5100120", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Jefferson-Houston PK-8 School", "Lyles-Crouch Elementary", "George Washington Middle"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51510", "years": "2016-2025", "events": 71, "by_type": {"Flash Flood": 35, "Thunderstorm Wind": 22, "Flood": 13, "Hail": 1}, "property_damage_usd": 10161000, "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": 26969, "trucks_aadt": 454, "road": "400", "class": "principal arterial", "lanes": 4, "segments_600m": 34, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}, "yield": {"value_per_acre": null, "gla_per_acre": 123043, "far": 2.82, "parcel_value_total": null}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "a 435-unit apartment community", "origin": "record"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "23 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "a 435-unit apartment community", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "a 435-unit apartment community Approved by city council.", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-18%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,243/mo", "origin": "zillow"}, {"slug": "era-opened-1980s", "name": "Opened 1980s", "group_": "era", "evidence": "1981", "origin": "newtypes-extraction"}, {"slug": "scale-small-site", "name": "Under 20 acres", "group_": "scale", "evidence": "4.6 acres", "origin": "newtypes-extraction"}, {"slug": "era-retrofit-2020s", "name": "Retrofit 2020s", "group_": "era", "evidence": "2020", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"year_opened": "newtypes-extraction", "acres": "newtypes-extraction", "gla_sqft": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "year_retrofit": "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\": …}"}}