{
 "id": "m-1b07bc5e65",
 "slug": "vestal-university-plaza",
 "type": "mall",
 "name": "University Plaza",
 "aka": [
  "U Club"
 ],
 "city": "Vestal",
 "county": "Broome County",
 "state": "NY",
 "country": "US",
 "census_division": 2,
 "lat": 42.09219,
 "lon": -75.95351,
 "geocode_method": null,
 "address": null,
 "metro": null,
 "original_use": "mall",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": null,
 "strategy": [
  "redevelop",
  "reinhabit"
 ],
 "new_use": [],
 "share_retrofit": null,
 "status": "built",
 "year_retrofit": 2017,
 "developer": null,
 "architect": null,
 "after_notes": "\u2022 Partial reinhabitation: retail, fitness\n\u2022 Redevelopment: student housing",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": null,
 "wikidata_qid": null,
 "wikipedia": null,
 "osm_id": null,
 "verified": "curated",
 "verified_by": null,
 "last_verified": null,
 "last_updated": "2021-01-20",
 "created": "2026-10-18",
 "contributor_name": null,
 "contributor_org": null,
 "contributor_link": null,
 "international": 0,
 "county_fips": "36007",
 "opp_score": 0.0,
 "opp_reasons": [
  "retrofit already built"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "era-retrofit-2010s",
   "name": "Retrofit 2010s",
   "grp": "era",
   "evidence": "2017",
   "origin": "arcgis-webmap"
  },
  {
   "slug": "web-social-facebook",
   "name": "On Facebook",
   "grp": "finance",
   "evidence": "https://www.facebook.com/145749795460023",
   "origin": "overture"
  },
  {
   "slug": "web-site-dead",
   "name": "Website dead or redirecting",
   "grp": "finance",
   "evidence": "http://www.universityplazany.com",
   "origin": "overture / http check"
  },
  {
   "slug": "place-15-minute",
   "name": "15-minute neighbourhood (5+ of 6 daily needs within 800 m)",
   "grp": "place",
   "evidence": "5/6",
   "origin": "openstreetmap"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-12%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-hazard-tornado",
   "name": "High tornado risk",
   "grp": "place",
   "evidence": "Relatively High",
   "origin": "fema-nri"
  },
  {
   "slug": "place-lower-income",
   "name": "Lower-income tract (< $50k)",
   "grp": "place",
   "evidence": "$49,167",
   "origin": "census-acs"
  },
  {
   "slug": "place-income-flat",
   "name": "Tract income flat or down since 2013",
   "grp": "place",
   "evidence": "-11%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "\u2022 Partial reinhabitation: retail, fitness\n\u2022 Redevelopment: student housing",
   "origin": "arcgis-webmap"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "\u2022 Partial reinhabitation: retail, fitness\n\u2022 Redevelopment: student housing",
   "origin": "arcgis-webmap"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "al reinhabitation: retail, fitness\n\u2022 Redevelopment: student housing",
   "origin": "arcgis-webmap"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "\u2022 Partial reinhabitation: retail, fitness\n\u2022 Redevelopment: student housing",
   "origin": "arcgis-webmap"
  }
 ],
 "sources": [
  {
   "id": 169,
   "site_id": "m-1b07bc5e65",
   "url": "https://www.arcgis.com/apps/mapviewer/index.html?webmap=ce33ab2637374aab862b8a23847f620f",
   "title": "Retrofitting Suburbia Interactive Mall Map (ArcGIS web map ce33ab26\u2026)",
   "publisher": null,
   "date": "2021-01-20",
   "quote": null,
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 123,
   "site_id": "m-1b07bc5e65",
   "date": null,
   "year": 2017,
   "kind": "retrofit",
   "detail": "Retrofit: redevelop, reinhabit",
   "share": null,
   "source_id": null,
   "verified": "curated"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "University Plaza opened as a mall in Vestal, NY. In 2017 it underwent a retrofit combining partial reinhabitation (retail, fitness) and redevelopment (student housing). The site is now built with those uses.",
   "why": "not stated in the record",
   "where_it_stands": "The site is currently built (post\u20112017 retrofit) and its controlling entity is not specified in the record.",
   "for_a_planner": [
    "Retrofit strategy combined reinhabit and redevelop, as shown by the 2017 events.",
    "Partial reinhabitation added retail and fitness uses; redevelopment introduced student housing.",
    "Open questions include the extent of remaining vacant space and long\u2011term compatibility of student housing with surrounding land use."
   ],
   "for_a_developer": [
    "Site size and exact ownership are not provided in the record.",
    "Entitlement stage is post\u2011retrofit (built in 2017) with no further approvals noted.",
    "Context layer shows 4 bus stops, a motorway junction, no rail; tract data indicates a population of ~9,800, median household income $49,167, median gross rent $1,092, renter share 49%, vacancy 19%, and low transit commute share (6.4%)."
   ],
   "risks_and_unknowns": [
    "Opening year and original anchor tenant composition are unknown.",
    "Ownership entity and any deed restrictions are not specified.",
    "Exact site dimensions, parcel boundaries, and current vacancy levels are missing.",
    "Flood\u2011plain, environmental, or utility constraints from context layers are not detailed.",
    "The single source (sources_count\u202f=\u202f1) suggests the data may be thin and unverified."
   ],
   "data_quality": "thin",
   "one_line": "University Plaza mall was reinhabited and redeveloped to student housing in 2017; now built with retail, fitness, housing.",
   "model": "nvidia/nemotron-3-super-120b-a12b",
   "machine": "NVIDIA API via Hermes CT",
   "record_sha1": "330307576e46"
  },
  "edgar": {
   "query": "University Plaza",
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   "source": "Zillow Research (ZHVI, ZORI)"
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   "base": "2000=100 (FHFA annual tract index, all-transactions)",
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   "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract",
   "retrieved": "2026-10-20"
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   "risk_score": 70.1,
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   "eal_score": 49.4,
   "eal_rating": "Relatively Low",
   "expected_annual_loss_usd": 1354392,
   "social_vulnerability": "Very High",
   "community_resilience": "Relatively High",
   "hazards": {
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    "tornado": "Relatively High",
    "inland flooding": "Relatively Moderate",
    "heat wave": "Relatively Moderate",
    "wildfire": "Very Low",
    "earthquake": "Relatively Low",
    "hail": "Relatively Low",
    "strong wind": "Relatively Moderate",
    "winter weather": "Very High",
    "landslide": "Very Low",
    "ice storm": "Relatively Moderate",
    "cold wave": "Relatively High",
    "lightning": "Relatively High"
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    "cold wave",
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   "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)",
   "retrieved": "2026-10-20"
  },
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   "place": {
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    "name": "University Plaza Apartments",
    "category": "historic_site",
    "operating_status": "open",
    "websites": [
     "http://www.universityplazany.com"
    ],
    "socials": [
     "https://www.facebook.com/145749795460023"
    ],
    "phones": [
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    "emails": [
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    "address": {
     "freeform": "4710 Vestal Pkwy E",
     "locality": "Vestal",
     "region": "NY",
     "postcode": "13850-3762"
    },
    "brand_wikidata": null,
    "confidence": 0.9133633357286454,
    "lat": 42.091133,
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    "providers": [
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     "Overture-signals",
     "meta"
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    "match_score": 4,
    "explore": "https://explore.overturemaps.org/?feature=places.place.eed9bf08-fb47-4616-a63e-d059ed349172#17/42.09113/-75.95050"
   },
   "retrieved": "2026-10-15",
   "building": {
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    "names": "Planet Fitness",
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    "explore": "https://explore.overturemaps.org/?feature=buildings.building.8accb1fb-5973-4225-87f5-df8f6101b003#17/42.09219/-75.95351"
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  },
  "peers": {
   "peers": [
    {
     "id": "m-f445cba2c2",
     "name": "Amsterdam Riverfront Center",
     "city": "Amsterdam",
     "state": "NY",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in NY"
     ]
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    {
     "id": "m-335d39f8e5",
     "name": "Como Mall",
     "city": "Cheektowaga",
     "state": "NY",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in NY"
     ]
    },
    {
     "id": "m-b0312efefe",
     "name": "Albee Square Mall",
     "city": "Brooklyn",
     "state": "NY",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in NY"
     ]
    },
    {
     "id": "n-94e53d9424",
     "name": "Driver's Village",
     "city": "Cicero",
     "state": "NY",
     "score": 5.0,
     "why": [
      "same strategy: redevelop, reinhabit",
      "also in NY"
     ]
    },
    {
     "id": "m-e594aa16bf",
     "name": "100 Oaks Mall",
     "city": "Nashville",
     "state": "TN",
     "score": 4.5,
     "why": [
      "same strategy: reinhabit"
     ]
    },
    {
     "id": "m-0828e55f1a",
     "name": "Buford Clairmont Mall",
     "city": "Chamblee",
     "state": "GA",
     "score": 4.5,
     "why": [
      "same strategy: reinhabit"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Broome County",
   "2024": {
    "units_1": 72,
    "units_2_4": 0,
    "units_5plus": 269,
    "value_total": 52128218
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   "2023": {
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    "units_5plus": 173,
    "value_total": 27041708
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   "retrieved": "2026-10-18"
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  "qcew_retail": {
   "county": "36007",
   "year": 2025,
   "establishments": 602,
   "employment": 9339,
   "avg_annual_pay": 39922,
   "lq_employment": 1.13,
   "employment_change_1y": -1.5,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
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   "grades": "PK-12",
   "district_vintage": "SY2024-25",
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   "schools": [
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    "VESTAL HILLS ELEMENTARY SCHOOL"
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   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
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  "storms": {
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   "events": 426,
   "by_type": {
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    "Flash Flood": 78,
    "Hail": 53,
    "Flood": 16,
    "Lightning": 6,
    "Tornado": 3,
    "Funnel Cloud": 2,
    "Heavy Rain": 1
   },
   "property_damage_usd": 28800150,
   "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"
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   "socioeconomic_pct": 0.66,
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