{"id": "n-c56da653fe", "slug": "newtown-square-newtown-square-corporate-campus", "type": "office-park", "name": "Newtown Square Corporate Campus", "aka": [], "city": "Newtown Square", "county": "Delaware County", "state": "PA", "country": "US", "census_division": 2, "lat": 39.98681, "lon": -75.40076, "geocode_method": "nominatim-city", "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 tomtoole.com, model-extracted, unreviewed: The 90-acre Newtown Square Corporate Campus, a largely vacant office park, is proposed for redevelopment into up to 250 new homes and mixed-use commercial amenities following township rezoning approval.", "strategy": ["redevelop"], "new_use": ["civic", "entertainment", "housing", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": null, "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "approved (rezoning)", "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by Newtown Township.", "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": "42045", "opp_score": 0.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/pa/newtown-square-newtown-square-corporate-campus/", "events": [], "sources": [{"id": 8552, "site_id": "n-c56da653fe", "url": "https://www.tomtoole.com/blog/newtown-square-corporate-campus-rezoning-what-it-means-for-housing-and-home-values/", "title": "Newtown Square Corporate Campus Rezoning", "publisher": "tomtoole.com", "date": null, "quote": "Newtown Square Corporate Campus", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of Newtown Square Corporate Campus (office park) with zoning change approved by Newtown Township. New uses include civic, entertainment, housing, and retail. Status is 'proposed' with zoning change approved.", "why": "Zoning change approved (rezoning), but record states it's 'already in play' (under construction, approved, or sold with housing plans). Housing is explicitly noted in the record. Nearby context: 8.2km from partially demolished Granite Run Mall (8km away), 9.6km from under-construction 435 Devon Park Dr. Housing market shows rising ZHVI (362,572, +2.6% YoY). Recent construction permits (2023-2024) show 576 housing units approved in Delaware County.", "where_it_stands": "Status: proposed. Zoning change approved. Record notes 'housing in the record' as reason for low opportunity score (0.0).", "for_a_planner": ["Zoning change approved", "Nearby housing construction underway (435 Devon Park Dr. under construction 9.6km away)", "Housing market growing (ZHVI +2.6% YoY)"], "for_a_developer": ["Project status: proposed (not yet sold or under construction)", "Housing component confirmed in new use", "Low opportunity score due to existing housing plans in record"], "risks_and_unknowns": ["No specific timeline for redevelopment", "No developer name or project cost provided", "Record status: 'draft' (not verified)"], "data_quality": "partial", "one_line": "Proposed office park redevelopment with approved zoning; low opportunity score due to existing housing plans in record. Nearby housing construction underway.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "40ac8f5cd59e"}, "cluster": {"within_10km": [{"id": "m-09d890f5f0", "name": "Granite Run Mall", "city": "Middletown", "status": "partial", "km": 8.2}, {"id": "n-b3051eedb8", "name": "435 Devon Park Dr.", "city": "Wayne", "status": "under construction", "km": 9.6}], "count_10km": 2, "count_25km": 19}, "elevation": {"elevation_ft": 416.1, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "42045409903", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 2.25536100470892, "poverty_rate": 3.69520897043833, "median_family_income": 110776.0, "snap_households": 48.0, "pop2010": 3823.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 362572, "month": "2026-09", "change_1y": 0.026, "change_5y": 0.294}, "zori": {"latest": 1748, "month": "2026-09", "change_1y": 0.026, "change_5y": 0.264}, "county_fips": "42045", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "42045409902", "jobs": 5195, "retail_jobs": 472, "food_accommodation_jobs": 260, "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": "19073", "month": "202609", "median_listing_price": 992000, "median_listing_price_yy": -0.1942, "active_listing_count": 49, "median_days_on_market": 53, "price_reduced_share": 0.1535, "pending_ratio": 0.6392, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "42045409903", "kfr_p25": 0.5358, "jail_p25": 0.0053, "kids_count": 184.8319, "commuting_zone": "Philadelphia", "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-2f6ad28eb1", "name": "Spring House Corporate Center", "city": "Lower Gwynedd", "state": "PA", "score": 6.5, "why": ["same strategy: redevelop", "also in PA", "27 km away"]}, {"id": "n-56bef9cc44", "name": "Former Budd Co. plant", "city": "Philadelphia", "state": "PA", "score": 6.0, "why": ["same strategy: redevelop", "also in PA", "21 km away"]}, {"id": "n-215b68192a", "name": "Regent Retail Park", "city": "Salford", "state": "PA", "score": 6.0, "why": ["same strategy: redevelop", "also in PA", "35 km away"]}, {"id": "m-e82eb88122", "name": "Exton Square Mall", "city": "Exton", "state": "PA", "score": 5.5, "why": ["same strategy: redevelop", "also in PA", "20 km away"]}, {"id": "m-09d890f5f0", "name": "Granite Run Mall", "city": "Middletown", "state": "PA", "score": 5.5, "why": ["same strategy: redevelop", "also in PA", "8 km away"]}, {"id": "n-169b839f16", "name": "Three Executive Campus", "city": "Cherry Hill", "state": "NJ", "score": 5.5, "why": ["same strategy: redevelop", "32 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Delaware County", "2024": {"units_1": 267, "units_2_4": 9, "units_5plus": 5, "value_total": 108718373}, "2023": {"units_1": 285, "units_2_4": 3, "units_5plus": 12, "value_total": 92773556}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "42045", "year": 2025, "establishments": 1536, "employment": 23421, "avg_annual_pay": 39168, "lq_employment": 1.08, "employment_change_1y": 0.3, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 1704, "emp": 24838}, "2023": {"estab": 1554, "emp": 25519}, "estab_change": -0.088, "emp_change": 0.027, "county_fips": "42045"}, "schools": {"district": "Marple Newtown School District", "district_geoid": "4214760", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 2, "schools": ["Culbertson El Sch", "Marple Newtown SHS"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "42045", "years": "2016-2025", "events": 304, "by_type": {"Thunderstorm Wind": 161, "Flash Flood": 105, "Hail": 26, "Flood": 8, "Lightning": 1, "Heavy Rain": 1, "Tornado": 1, "Funnel Cloud": 1}, "property_damage_usd": 30455000, "deaths_direct": 0, "injuries_direct": 3, "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": 32119, "trucks_aadt": 893, "road": "WEST CHESTER PK", "class": "principal arterial", "lanes": 4, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "approved (rezoning)", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "32,119 on WEST CHESTER PK", "origin": "fhwa-hpms"}, {"slug": "use-entertainment", "name": "Entertainment and sports", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "use-civic", "name": "Civic and government", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "newtypes-extraction", "zoning_change": "newtypes-extraction", "state": "census-geocoder"}, "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\": …}"}}