{"id": "n-f779e6374b", "slug": "bethesda-bethesda-crescent", "type": "office-park", "name": "Bethesda Crescent", "aka": [], "city": "Bethesda", "county": "Montgomery County", "state": "MD", "country": "US", "census_division": 5, "lat": 38.98468, "lon": -77.09424, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "office", "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 bethesdamagazine.com, model-extracted, unreviewed: Plans approved to demolish two vacant office buildings at Bethesda Crescent and replace them with a 29-story mixed-use apartment building with retail.", "strategy": ["redevelop"], "new_use": ["housing", "mixed", "retail"], "share_retrofit": null, "status": "approved", "year_retrofit": 2025, "developer": "MRP Realty and Prime Finance Partners", "architect": null, "after_notes": "29-story apartment building with 11,500 square feet of ground-floor retail, public plaza areas, and an underground parking garage.", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": 2026, "planning_notes": "Approved by Montgomery Planning Board.", "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": "24031", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,030", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/md/bethesda-bethesda-crescent/", "events": [{"year": 2025, "date": null, "kind": "note", "detail": "Purchase of office space portfolio", "source_id": 8706}, {"year": 2025, "date": null, "kind": "retrofit", "detail": "Retrofit: redevelop", "source_id": null}, {"year": 2026, "date": null, "kind": "note", "detail": "Planning Board approval for first phase", "source_id": 8707}], "sources": [{"id": 8705, "site_id": "n-f779e6374b", "url": "https://bethesdamagazine.com/2026/07/30/bethesda-crescent-high-rise-redevelopment-plans-advance/", "title": "Plans for 29-story mixed-use building in downtown Bethesda ...", "publisher": "bethesdamagazine.com", "date": null, "quote": "Dubbed Bethesda Crescent", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8706, "site_id": "n-f779e6374b", "url": "https://bethesdamagazine.com/2026/07/30/bethesda-crescent-high-rise-redevelopment-plans-advance/", "title": "Timeline", "publisher": null, "date": null, "quote": "purchased the Bethesda Crescent office space portfolio in August 2025.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8707, "site_id": "n-f779e6374b", "url": "https://bethesdamagazine.com/2026/07/30/bethesda-crescent-high-rise-redevelopment-plans-advance/", "title": "Timeline", "publisher": null, "date": null, "quote": "received the green light from the Montgomery Planning Board on July 23 to move forward with the mixed-use project.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "MRP Realty and Prime Finance Partners", "kind": "developer", "role": "developer", "year_from": 2025, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Bethesda Crescent (office park) approved for redevelop into housing/retail. Developer MRP Realty/Prime Finance Partners plans 29-story apartment building with ground-floor retail, plaza, and underground parking. Approved by Montgomery Planning Board (2026 entitlement).", "why": "Housing market aligns: median rent $2,030 (2026), ZHVI $607k. Peer projects (e.g., Rockville Mall, 12km away) use same redevelop strategy. Traffic: 30,180 ADT on principal arterial road (6 lanes).", "where_it_stands": "Status: approved. Construction underway (2025). First phase planning board approval 2026. No current occupancy data. Nearby context: 6 developments within 10km (including White Flint Mall, status unknown).", "for_a_planner": ["Approved entitlement (2026)", "Housing demand supported by rent/ZHVI", "Traffic volume supports retail"], "for_a_developer": ["2025 retrofit year", "Peer projects in same region (MD)", "No construction delays noted"], "risks_and_unknowns": ["No current occupancy rate for office park", "White Flint Mall status unknown", "No timeline for full project completion"], "data_quality": "partial", "one_line": "Approved 2025 retrofit: 29-story apartment building with retail, on 6-lane arterial road. Housing market aligns with $2,030 median rent.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "0b24a61d8b97"}, "cluster": {"within_10km": [{"id": "m-d6a806a4c9", "name": "Mazza Gallerie", "city": "Washington", "status": "unknown", "km": 2.9}, {"id": "m-72ed8d61f7", "name": "White Flint Mall", "city": "Montgomery County", "status": "unknown", "km": 6.4}, {"id": "m-5f94dab5e5", "name": "The Shops at Georgetown Park", "city": "Washington", "status": "unknown", "km": 9.3}, {"id": "n-4312052e15", "name": "1000 and 1050 Thomas Jefferson Street NW", "city": "Washington", "status": "proposed", "km": 9.4}, {"id": "n-5b74a93be1", "name": "Valero gas station", "city": "Washington", "status": "demolished", "km": 9.5}, {"id": "n-d8a5150d75", "name": "Cherry Hill Apartments", "city": "Cherrydale", "status": "demolished", "km": 10.0}], "count_10km": 6, "count_25km": 63}, "elevation": {"elevation_ft": 350.7, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "24031704804", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 5.77596266044341, "median_family_income": 195469.0, "snap_households": 7.0, "pop2010": 1508.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 606938, "month": "2026-09", "change_1y": -0.004, "change_5y": 0.101}, "zori": {"latest": 2283, "month": "2026-09", "change_1y": 0.006, "change_5y": 0.161}, "county_fips": "24031", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "24031704804", "jobs": 16808, "retail_jobs": 625, "food_accommodation_jobs": 1115, "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": "20814", "month": "202609", "median_listing_price": 502225, "median_listing_price_yy": -0.4, "active_listing_count": 118, "median_days_on_market": 53, "price_reduced_share": 0.2145, "pending_ratio": 0.2458, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "24031704804", "kfr_p25": 0.5268, "jail_p25": 0.0497, "kids_count": 33.8422, "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": 5.5, "why": ["same strategy: redevelop", "also in MD", "24 km away"]}, {"id": "m-b8b81de54b", "name": "Rockville Mall", "city": "Rockville", "state": "MD", "score": 5.5, "why": ["same strategy: redevelop", "also in MD", "12 km away"]}, {"id": "m-ce151e66f3", "name": "Columbia Mall", "city": "Columbia", "state": "MD", "score": 5.5, "why": ["same strategy: redevelop", "also in MD", "33 km away"]}, {"id": "n-f46271099f", "name": "575 Herndon Parkway", "city": "Herndon", "state": "VA", "score": 5.5, "why": ["same strategy: redevelop", "25 km away"]}, {"id": "m-bfa5c9d5db", "name": "Lakeforest Mall", "city": "Gaithersburg", "state": "MD", "score": 5.0, "why": ["same strategy: redevelop", "also in MD", "21 km away"]}, {"id": "m-6cd1a572ed", "name": "Capital Plaza Mall", "city": "Landover Hills", "state": "MD", "score": 5.0, "why": ["same strategy: redevelop", "also in MD", "17 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Montgomery County", "2024": {"units_1": 1491, "units_2_4": 16, "units_5plus": 2149, "value_total": 900651200}, "2023": {"units_1": 1020, "units_2_4": 0, "units_5plus": 1840, "value_total": 796110404}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "24031", "year": 2025, "establishments": 2373, "employment": 40341, "avg_annual_pay": 49993, "lq_employment": 0.89, "employment_change_1y": -1.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2697, "emp": 45715}, "2023": {"estab": 2358, "emp": 43577}, "estab_change": -0.126, "emp_change": -0.047, "county_fips": "24031"}, "schools": {"district": "Montgomery County Public Schools", "district_geoid": "2400480", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Bethesda-Chevy Chase High", "Bethesda Elementary", "Chevy Chase Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "24031", "years": "2016-2025", "events": 810, "by_type": {"Thunderstorm Wind": 443, "Flood": 160, "Flash Flood": 136, "Hail": 55, "Lightning": 9, "Tornado": 7}, "property_damage_usd": 30850100, "deaths_direct": 2, "injuries_direct": 13, "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": 30180, "trucks_aadt": 848, "road": "355", "class": "principal arterial", "lanes": 6, "segments_600m": 38, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": " apartment building with 11,500 square feet of ground-floor retail, public plaza areas, and an underground parking garage. 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