Retrofit Atlas

Big boxes · Georgia

Lotus Grove

Imported, unreviewedRedevelopedRetrofit proposedDoraville, GA

Redevelopment, proposed in 2025. Owner of record Buford Highway Shopping Center.

Status nowRetrofit proposedpublic sources reported
Owner of recordBuford Highway Shopping Centercounty assessor, 2026-10-15 reported
Site size26.04 acres (parcels)county assessor reported
Retrofit year2025public sources reported
Rail within 800 mNoOpenStreetMap, HUD
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Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from. documented = a quoted excerpt (click to read it) · reported = a source named, no excerpt yet · no source.

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Site profile12 elements · what this retrofit is built with · tap a chip for the evidence

Finance and pipeline
Retrofit in the pipelineThis site: …proposed record · all sites with this
Ownership
Single-purpose entityThis site: LOTUS GROVE LLC county-parcels · all sites with this
Place
3+ other atlas sites within 10 kmThis site: 16 within 10 km computed · all sites with this
30,000+ vehicles a day on an adjacent roadThis site: 236,000 on Interstate 285; fhwa-hpms · all sites with this
High social vulnerability tract (SVI ≥ 0.75)This site: 0.90 cdc-svi · all sites with this
Interstate or freeway within 600 mThis site: Interstate 285; fhwa-hpms · all sites with this
Lower-income tract (< $50k)This site: $35,114 census-acs · all sites with this
Renter-majority tractThis site: 80% census-acs · all sites with this
Strategy
RedevelopedThis site: 780 apartments, 168-room hotel, food hall, civic center record · all sites with this
New use
Civic and governmentThis site: 780 apartments, 168-room hotel, food hall, civic center record · all sites with this
HotelThis site: 780 apartments, 168-room hotel, food hall, civic center record · all sites with this
HousingThis site: 780 apartments, 168-room hotel, food hall, civic center record · all sites with this

All elements and lists · Trends

Now

StatusRetrofit proposedpublic sources reported
StrategyRedevelopment, proposedpublic sources reported
What is there now780 apartments, 168-room hotel, food hall, civic centerpublic sources reported
Retrofit year2025public sources reported
RedeveloperInsignia Group, Resiapublic sources reported
Owner of recordBuford Highway Shopping Centercounty assessor reported

Parcels, tax and title

Parcels within 40 m of the site point, as published by the county (layer); county terms apply; unverified here. Mortgages, liens and deeds are recorder records, not assessor data: DeKalb County Clerk of Superior Court (deeds, liens).
ParcelOwner of recordAcresUse · zoningValue (appraised · assessed · taxable)Last sale · deed
18 321 12 003
all 33 county fields
PARCELID18 321 12 003
STATEDAREA892784
CVTTXCD44
CVTTXDSCRPDORAVILLE
CLASSDSCRPC4
SITEADDRESS5600 Buford Highway Doraville, GA 30340
OWNERNME1BUFORD HIGHWAY SHOPPING CENTER
PSTLADDRESS6961 PEACHTREE INDUSTRIAL BLVD STE 101
PSTLCITYNORCROSS
PSTLSTATEGA
PSTLZIP530092
CNTASSDVAL9427680.0
LASTUPDATE1527591805000
CREATED_BYSDE
CREATION_DATE1527586225000
DIMENSIONS615 X 180 X 226 X 837 X 247
FRONTAGE615.0
LAST_UPDATED_BYSDE
REASCDMC
STATUS7
TOTAPR123569200.0
ADDRESS_NUMBER5600
CITYDoraville
FULL_STREET_NAMEBuford Highway
STATEGA
ZIP30340
ZIP_EXTENSION1237
PRCLKEY435330
PSTLCITYSTATEZIPNORCROSS, GA 30092
ACREAGE20.5
Buford Highway Shopping Center20.5$23.6M (appraised)
assessed $9.4M		—
18 321 08 002
all 33 county fields
PARCELID18 321 08 002
STATEDAREA195146
CVTTXCD44
CVTTXDSCRPDORAVILLE
CLASSDSCRPC4
SITEADDRESS5597 Buford Highway Doraville, GA 30340
OWNERNME1LOTUS GROVE LLC
PSTLADDRESS7130 BUFORD HWY NE STE A-200
PSTLCITYDORAVILLE
PSTLSTATEGA
PSTLZIP530340
CNTASSDVAL3162960.0
LASTUPDATE1718042496000
CREATED_BYrthompson
CREATION_DATE1717616027000
DIMENSIONS199 x 183 x 153 x 175 x...
FRONTAGE382.0
LAST_UPDATED_BYrthompson
REASCDMC
STATUS7
TOTAPR17907400.0
ADDRESS_NUMBER5597
CITYDoraville
FULL_STREET_NAMEBuford Highway
STATEGA
ZIP30340
ZIP_EXTENSION1225
PRCLKEY435317
PSTLCITYSTATEZIPDORAVILLE, GA 30340
ACREAGE4.48
Lotus Grove LLC4.5$7.9M (appraised)
assessed $3.2M		—
18 321 08 004
all 31 county fields
PARCELID18 321 08 004
STATEDAREA23335
CVTTXCD44
CVTTXDSCRPDORAVILLE
CLASSDSCRPC3
SITEADDRESS5625 Buford Highway Doraville, GA 30340
OWNERNME1ZIVEN PROPERTIES LLC
PSTLADDRESS4460 BELLVIEW WALK
PSTLCITYDULUTH
PSTLSTATEGA
PSTLZIP530097
CNTASSDVAL396188.0
LASTUPDATE1527591752000
CREATED_BYSDE
CREATION_DATE1527586225000
LAST_UPDATED_BYSDE
REASCDMC
STATUS7
TOTAPR1990470.0
ADDRESS_NUMBER5625
CITYDoraville
FULL_STREET_NAMEBuford Highway
STATEGA
ZIP30340
ZIP_EXTENSION1205
PRCLKEY435319
PSTLCITYSTATEZIPDULUTH, GA 30097
ACREAGE0.54
Ziven Properties LLC0.5$990,470 (appraised)
assessed $396,188		—
18 321 12 009
all 31 county fields
PARCELID18 321 12 009
STATEDAREA22738
CVTTXCD44
CVTTXDSCRPDORAVILLE
CLASSDSCRPC3
SITEADDRESS5632 Buford Highway Doraville, GA 30340
OWNERNME1MCDORAVILLE LLC
PSTLADDRESS1660 HISTORIC HWY 441
PSTLCITYCLARKESVILLE
PSTLSTATEGA
PSTLZIP530523
CNTASSDVAL1501640.0
LASTUPDATE1527591633000
CREATED_BYSDE
CREATION_DATE1527586225000
LAST_UPDATED_BYSDE
REASCDMC
STATUS7
TOTAPR13754100.0
ADDRESS_NUMBER5632
CITYDoraville
FULL_STREET_NAMEBuford Highway
STATEGA
ZIP30340
ZIP_EXTENSION1224
PRCLKEY435332
PSTLCITYSTATEZIPCLARKESVILLE, GA 30523
ACREAGE0.52
Mcdoraville LLC0.5$3.8M (appraised)
assessed $1.5M		—
Total26.0$36.2M

Site context

Transit within 800 mno rail stationOpenStreetMap
Motorway junctions within 2 km31, 31A, 31B, 32OpenStreetMap
FEMA flood zoneX · AREA OF MINIMAL FLOOD HAZARDFEMA NFHL
EPA-regulated facilities within 500 m11: BP #20345; CALIBER COLLISION CENTERS - DORAVILLE; CROWN GA-022; EXXON CO USA 45787; KMART 4451EPA FRS
Census tract 130890213091,922 people, 4,373 per sq mi; median household income $35,114; median gross rent $1,591; 80% renters; 18.2% vacant units; 17.8% commute by transitACS 2023 5-year
Opportunity ZonenoHUD
Housing permits, DeKalb County (GA), 2024385 units in 5+ unit buildings, 0 in 2–4, 853 single-family; 2023: 1,563 in 5+Census BPS
Social vulnerability (CDC SVI 2022, tract)overall percentile 0.90; socioeconomic 0.89; housing and transport 0.73; 54% below 150% of poverty; 18% of households with no vehicleCDC/ATSDR
Other atlas sites nearby16 within 10 km, 69 within 25 km: 1800 Century Blvd. (2.9 km); Buford Clairmont Mall (5.6 km); Furniture Store (6.0 km); Ashford Green Office Park (6.1 km); Northlake Mall (6.4 km)computed
Overture Mapsno place match; building footprint 2,324 m², 5.729578971862793 mOverture (CDLA-Permissive 2.0)
Tract change 2013–2023tract boundary changed between the 2010 and 2020 census; no 2013 comparisonCensus ACS
Natural hazard risk (FEMA National Risk Index, tract)very low overall (score 5.1); expected annual loss $333,027; community resilience relatively lowFEMA NRI
Tax-credit housing within 1 kmnoneHUD LIHTC
Retail trade in the county, 2025 (BLS QCEW)32,172 jobs in 2,296 establishments; average annual pay $47,643; employment location quotient 1.04; employment -4.5% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 20221,422 jobs; 106 in retail trade, 42 in accommodation and food (workplace blocks summed to tract 13089021309)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)children of low-income (25th percentile) families reached the 39th income percentile as adults; 2.2% incarcerated at the 2010 count (1,188 children in the sample); born 1978–83, measured 2014–15Opportunity Insights
Food access (USDA FARA 2019, 2010 tract)low-income, low-access tract (1 mile urban / 10 miles rural); 17% of residents more than 1 mile from a supermarket; poverty rate 22.0%; median family income $42,014; 278 SNAP householdsUSDA ERS
SchoolsDeKalb County School District (PK-12); 2 public schools within 1 mile: Sequoyah Middle School; Oakcliff Elementary SchoolNCES EDGE
Elevation1,021 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025157 county-logged events: 124 thunderstorm wind, 13 hail, 10 flash flood, 4 tornado; $5,131,000 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 30340, 2026-09median list price $388,675 (-4.9% on the year); 66 active listings; median 74 days on market; 36% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 20232,187 establishments (-1%); 32,286 jobs (+6%)Census CBP
Housing market in the countytypical home value $332,528 (-2% 1 yr, +9% 5 yr); typical rent $1,764/mo (+2% 1 yr), 2026-09Zillow Research
Traffic on the busiest road within 600 m (2024)236,000 vehicles a day on Interstate 285; (Interstate, 12 lanes); 20,888 trucks; 39 counted segmentsFHWA HPMS

Summary, model-written

Originally a Kmart big-box store on Doraville’s Buford Highway corridor, the site is now slated for retrofit redevelopment starting in 2025. The approved plan calls for 780 apartments, a 168‑room hotel, a food hall, and a civic center.

Why. not stated in the record

Where it stands. The site is in proposed status, with Insignia Group and Resia (phase 1) designated as developers while multiple parcel owners hold the underlying land.

For a planner

  • Strategy listed as redevelop with a target retrofit year of 2025.
  • Opp_reasons note the project is already in play (under construction, approved, or sold to a developer with housing plans) and cite median rent of $1,591.
  • Policy tools or incentives are not specified in the record; open questions include phasing, affordable‑housing share, and infrastructure impacts.

For a developer

  • Total site area ≈ 26.0 acres (sum of four parcels ranging from 0.52 to 20.5 acres).
  • Control split between developers Insignia Group and Resia (phase 1) and parcel owners BUFORD HIGHWAY SHOPPING CENTER, LOTUS GROVE LLC, ZIVEN PROPERTIES LLC, MCDORAVILLE LLC.
  • Entitlement stage is proposed; market signal includes median rent $1,591 and an opp_score of 5.0; no flood, transit, or environmental constraints are noted in the record.

What we do not know yet

  • Opening date and original anchor tenant history are not provided.
  • Reasons for vacancy, any existing debt, or demolition status are absent from the record.
  • Context‑layer details such as flood zone, transit access, environmental reviews, and zoning specifics are missing.
  • Financing structure, affordable‑housing proportion, and detailed phasing plan are not described.
  • The record is marked as ‘draft’ verified with only two sources, indicating thin data quality.

Generated by nvidia/nemotron-3-super-120b-a12b on NVIDIA API via Hermes CT from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.

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Multifamily screen

  • already in play: under construction, approved, or sold to a developer with housing plans
  • median rent $1,591
  • housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

History and original facts

Now called / also known asDoraville Kmart
CountyDeKalb County
Census division5 · South Atlantic

Not yet recorded: acres, GLA, year opened, original developer. Know it? Tell us.

Timeline

  1. 2025 Retrofit: redevelop

Sources

More in Georgia

Buford Clairmont MallChamblee, GA · 2000Reinhabited · Reinhabitation: ethnic mallCobb Ctr MallSmyrna, GA · 2004Partial Regreened · Partial regreening, parkColumbus Square MallColumbus, GA · 2005Redeveloped · Redevelopment: civicFurniture StoreNorcross, GAReinhabited · Reinhabitation: ethnic mallHouston MallWarner Robins, GA · 2014Reinhabited · Reinhabitation: healthcarePhipps PlazaPhipps PlazaAtlanta, GA · 2018Partial Redeveloped · Partial redevelopment, mixed use