{
 "id": "n-2024ea7b0e",
 "slug": "washington-greenleaf-gardens",
 "type": "garden-apartments",
 "name": "Greenleaf Gardens",
 "aka": [],
 "city": "Washington",
 "county": "District of Columbia",
 "state": "DC",
 "country": "US",
 "census_division": 5,
 "lat": 38.8951,
 "lon": -77.03638,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "public housing",
 "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 dcist.com, model-extracted, unreviewed: Greenleaf Gardens, a public housing garden-apartments complex in Washington, DC, is proposed to be completely torn down and rebuilt as housing.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "completely torn down and rebuilt",
 "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": "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": "11001",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,900",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "29 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,484/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-1.8%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "completely torn down and rebuilt",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7632,
   "site_id": "n-2024ea7b0e",
   "url": "https://dcist.com/story/19/07/03/the-d-c-housing-authority-proposes-plan-to-completely-demolish-or-gut-ten-public-housing-properties/",
   "title": "D.C. Housing Authority Proposes To Completely Demolish Or Gut ...",
   "publisher": "dcist.com",
   "date": null,
   "quote": "Greenleaf Gardens",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Greenleaf Gardens is a proposed garden-apartments project in Washington, DC, replacing original public housing. It will be completely torn down and rebuilt as new housing. The status is listed as 'proposed,' but the opportunity reasons note it is 'already in play' (under construction, approved, or sold to a developer with housing plans).",
   "why": "The project aligns with 7 nearby peer projects (within 0-2 km) all using 'redevelop' strategy for housing. Housing market shows median rent at $1,900, ZHVI at $567,289 (down 9.6% over 5 years), and ZORI at $2,484 (up 13.2% over 5 years). Permits show 1,506 units planned for 2024, but the project itself remains 'proposed.'",
   "where_it_stands": "Verified as 'draft' with no parcel details. Context shows 29 projects within 10 km, mostly proposed. No address, timeline, or exact construction start date provided. Data source: Zillow (2026-09), FHWA (2024).",
   "for_a_planner": [
    "Status conflict: 'proposed' vs. active permits",
    "High peer density (7 similar projects within 2 km)",
    "Market: declining home values but rising rents"
   ],
   "for_a_developer": [
    "Opportunity score 10.0, but reasons contradict status",
    "1,506 units in 2024 permits suggest active development",
    "No data on land ownership or timeline"
   ],
   "risks_and_unknowns": [
    "Status discrepancy unresolved",
    "No parcel or address details",
    "No timeline for construction start",
    "Verified as 'draft'"
   ],
   "data_quality": "partial",
   "one_line": "Proposed garden-apartments project replacing public housing; conflicting status (proposed vs. active permits), high peer density, and market data showing rent growth amid declining home values.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "e447350806a2"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-4c553b640a",
     "name": "Kelly Miller Walk-Ups",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-4d7965e3dc",
     "name": "Wray",
     "city": "Washington",
     "status": "built",
     "km": 0.0
    },
    {
     "id": "n-55b1bd0387",
     "name": "Greenleaf Additions",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-97a6573eda",
     "name": "Rock Creek Park Golf",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-c523548ed2",
     "name": "Woodland Terrace",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-e47203ccfa",
     "name": "Fort Dupont Additions",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "m-b1169fce65",
     "name": "The Shops at National Place",
     "city": "Washington",
     "status": "operating",
     "km": 0.5
    },
    {
     "id": "m-0cf5bb5f60",
     "name": "Old Post Office Pavilion",
     "city": "Washington",
     "status": "unknown",
     "km": 0.8
    },
    {
     "id": "m-eabc34f289",
     "name": "Center Market, Washington, D.C.",
     "city": "Washington",
     "status": "demolished",
     "km": 1.2
    },
    {
     "id": "m-a71295f38f",
     "name": "Northern Liberty Market",
     "city": "Washington",
     "status": "operating",
     "km": 1.8
    },
    {
     "id": "n-5b74a93be1",
     "name": "Valero gas station",
     "city": "Washington",
     "status": "demolished",
     "km": 2.0
    },
    {
     "id": "n-4312052e15",
     "name": "1000 and 1050 Thomas Jefferson Street NW",
     "city": "Washington",
     "status": "proposed",
     "km": 2.3
    }
   ],
   "count_10km": 29,
   "count_25km": 50
  },
  "elevation": {
   "elevation_ft": 23.4,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "11001006202",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 0.0,
   "poverty_rate": 0.0,
   "snap_households": 0.0,
   "pop2010": 33.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 567289,
    "month": "2026-09",
    "change_1y": -0.007,
    "change_5y": -0.096
   },
   "zori": {
    "latest": 2484,
    "month": "2026-09",
    "change_1y": 0.01,
    "change_5y": 0.132
   },
   "county_fips": "11001",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "11001980000",
   "jobs": 58911,
   "retail_jobs": 22,
   "food_accommodation_jobs": 775,
   "year": 2022,
   "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract",
   "retrieved": "2026-10-20"
  },
  "peers": {
   "peers": [
    {
     "id": "n-4c553b640a",
     "name": "Kelly Miller Walk-Ups",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-e47203ccfa",
     "name": "Fort Dupont Additions",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-c523548ed2",
     "name": "Woodland Terrace",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-55b1bd0387",
     "name": "Greenleaf Additions",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-97a6573eda",
     "name": "Rock Creek Park Golf",
     "city": "Washington",
     "state": "DC",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-4312052e15",
     "name": "1000 and 1050 Thomas Jefferson Street NW",
     "city": "Washington",
     "state": "DC",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "2 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Washington  DC",
   "2024": {
    "units_1": 146,
    "units_2_4": 85,
    "units_5plus": 1506,
    "value_total": 270243222
   },
   "2023": {
    "units_1": 166,
    "units_2_4": 75,
    "units_5plus": 2779,
    "value_total": 427865681
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "11001",
   "year": 2025,
   "establishments": 1969,
   "employment": 0,
   "avg_annual_pay": 0,
   "lq_employment": 0.0,
   "employment_change_1y": 0.0,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 1744,
    "emp": 20420
   },
   "2023": {
    "estab": 1653,
    "emp": 21170
   },
   "estab_change": -0.052,
   "emp_change": 0.037,
   "county_fips": "11001"
  },
  "schools": {
   "district": "District of Columbia Public Schools",
   "district_geoid": "1100030",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 6,
   "schools": [
    "Thomson ES",
    "School Without Walls HS",
    "Thaddeus Stevens Early Learning Center",
    "BASIS DC PCS",
    "Goodwill Excel Center PCS",
    "Girls Global Academy PCS"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "11001",
   "years": "2016-2025",
   "events": 291,
   "by_type": {
    "Thunderstorm Wind": 149,
    "Flood": 60,
    "Flash Flood": 55,
    "Hail": 19,
    "Tornado": 4,
    "Lightning": 3,
    "Excessive Heat": 1
   },
   "property_damage_usd": 29188500,
   "deaths_direct": 3,
   "injuries_direct": 10,
   "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": 29549,
   "trucks_aadt": 585,
   "road": "CONSTITUTION AVE NW",
   "class": "principal arterial",
   "lanes": 5,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/garden-apartments/dc/washington-greenleaf-gardens/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction"
 }
}