{
 "id": "n-215b68192a",
 "slug": "salford-regent-retail-park",
 "type": "strip",
 "name": "Regent Retail Park",
 "aka": [],
 "city": "Salford",
 "county": "Montgomery County",
 "state": "PA",
 "country": "US",
 "census_division": 2,
 "lat": 40.29571,
 "lon": -75.45462,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "Regent Retail Park",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": 118000,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from propertyweek.com, model-extracted, unreviewed: Regent Retail Park, a strip-style retail site in Salford, is proposed for redevelopment into 3,300 homes, retail, civic space, and a park by Henley Investment Management.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "civic",
  "housing",
  "park",
  "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": 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": "42091",
 "opp_score": 15.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county grew 4.9% 2018\u201323",
  "median rent $1,612",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,073/mo",
   "origin": "zillow"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-civic",
   "name": "Civic and government",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 8240,
   "site_id": "n-215b68192a",
   "url": "https://www.propertyweek.com/news/henleys-1-3bn-mixed-use-salford-masterplan-hits-planning-hurdle",
   "title": "Henley's \u00a31.3bn mixed-use Salford scheme hits planning hurdle",
   "publisher": "propertyweek.com",
   "date": null,
   "quote": null,
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8241,
   "site_id": "n-215b68192a",
   "url": "https://www.placenorthwest.co.uk/campaigners-force-henleys-78-storey-salford-skyscraper-back-before-planners/",
   "title": "Campaigners force Henley's 78-storey Salford skyscraper back ...",
   "publisher": "placenorthwest.co.uk",
   "date": null,
   "quote": "Regent Retail Park",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8242,
   "site_id": "n-215b68192a",
   "url": "https://www.pbctoday.co.uk/news/projects/1-3bn-regent-park-development-in-salford-gets-green-light/156895/",
   "title": "\u00a31.3bn Regent Park development in Salford gets green light",
   "publisher": "pbctoday.co.uk",
   "date": null,
   "quote": "Regent Retail Park",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [
  {
   "name": "Boots",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "Home Bargains",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "several charity shops",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Regent Retail Park (Salford, PA) is a proposed redevelopment of a 118,000 sq ft strip mall. Status is 'proposed' with 'draft' verification. New uses include civic, housing, park, and retail. Housing market context shows Montgomery County (FIPS 42091) has rising ZHVI (+2.6% YoY) and ZORI (+3.1% YoY). Peer analysis shows 6 similar redevelopments in PA/VA/CA with comparable GLA and strategy. Recent permits indicate $776M in 2024 housing construction (1,877 single-family units). Traffic data shows low volume (742 ADT) on SALFORD STATION RD. Parcel details, exact address, and confirmation of 'already in play' status are unknown.",
   "why": "Record lacks parcel data, exact address, and verification of 'already in play' claim. County growth rate (4.9% 2018-23) is cited but not tied to Montgomery County in the record.",
   "where_it_stands": "Status: proposed (unconfirmed). Context: Housing market active, peer activity high. Missing: Physical site details, development timeline.",
   "for_a_planner": [
    "Status unverified",
    "Housing market data available",
    "Peer activity confirms regional trend"
   ],
   "for_a_developer": [
    "GLA matches housing demand",
    "Low traffic volume noted",
    "No parcel data available for due diligence"
   ],
   "risks_and_unknowns": [
    "'Already in play' claim unverified",
    "No address/parcel details",
    "County growth rate source unclear"
   ],
   "data_quality": "good",
   "one_line": "Proposed 118k sq ft strip mall redevelopment in Salford, PA, with housing focus; housing market active but status unverified and parcel details missing.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "60fb6514c55e"
  },
  "cluster": {
   "within_10km": [],
   "count_10km": 0,
   "count_25km": 4
  },
  "elevation": {
   "elevation_ft": 177.9,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "42091207500",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 82.68809606934269,
   "poverty_rate": 2.07331730769231,
   "median_family_income": 104732.0,
   "snap_households": 15.0,
   "pop2010": 3299.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 492975,
    "month": "2026-09",
    "change_1y": 0.026,
    "change_5y": 0.273
   },
   "zori": {
    "latest": 2073,
    "month": "2026-09",
    "change_1y": 0.031,
    "change_5y": 0.236
   },
   "county_fips": "42091",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "42091207500",
   "jobs": 821,
   "retail_jobs": 366,
   "food_accommodation_jobs": 98,
   "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": "19438",
   "month": "202609",
   "median_listing_price": 612500,
   "median_listing_price_yy": 0.0471,
   "active_listing_count": 36,
   "median_days_on_market": 35,
   "price_reduced_share": 0.1034,
   "pending_ratio": 0.7746,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "42091207500",
   "kfr_p25": 0.4938,
   "jail_p25": -0.0019,
   "kids_count": 111.6655,
   "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-734a311729",
     "name": "Eagle Village Shopping Center",
     "city": "Fredericksburg",
     "state": "VA",
     "score": 6.0,
     "why": [
      "similar GLA (127,000 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-2f6ad28eb1",
     "name": "Spring House Corporate Center",
     "city": "Lower Gwynedd",
     "state": "PA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "25 km away"
     ]
    },
    {
     "id": "n-c56da653fe",
     "name": "Newtown Square Corporate Campus",
     "city": "Newtown Square",
     "state": "PA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "35 km away"
     ]
    },
    {
     "id": "n-9e4beb4b28",
     "name": "Harbor Bay Landing",
     "city": "Alameda",
     "state": "CA",
     "score": 6.0,
     "why": [
      "similar GLA (130,000 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-564b6dd728",
     "name": "Airport site (for large warehouse)",
     "city": "Allentown",
     "state": "PA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "34 km away"
     ]
    },
    {
     "id": "m-e82eb88122",
     "name": "Exton Square Mall",
     "city": "Exton",
     "state": "PA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "33 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Montgomery County",
   "2024": {
    "units_1": 1877,
    "units_2_4": 72,
    "units_5plus": 541,
    "value_total": 776830987
   },
   "2023": {
    "units_1": 1269,
    "units_2_4": 32,
    "units_5plus": 124,
    "value_total": 431292921
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "42091",
   "year": 2025,
   "establishments": 2846,
   "employment": 50138,
   "avg_annual_pay": 41880,
   "lq_employment": 1.01,
   "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": 3260,
    "emp": 56414
   },
   "2023": {
    "estab": 2949,
    "emp": 54704
   },
   "estab_change": -0.095,
   "emp_change": -0.03,
   "county_fips": "42091"
  },
  "schools": {
   "district": "Souderton Area School District",
   "district_geoid": "4221870",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 0,
   "schools": [],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "42091",
   "years": "2016-2025",
   "events": 545,
   "by_type": {
    "Thunderstorm Wind": 351,
    "Flash Flood": 104,
    "Hail": 60,
    "Flood": 16,
    "Lightning": 5,
    "Heavy Rain": 4,
    "Tornado": 4,
    "Funnel Cloud": 1
   },
   "property_damage_usd": 65145520,
   "deaths_direct": 7,
   "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": 742,
   "trucks_aadt": 31,
   "road": "SALFORD STATION RD",
   "class": "major collector",
   "lanes": 2,
   "segments_600m": 26,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/pa/salford-regent-retail-park/",
 "photo": null,
 "provenance": {
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "state": "census-geocoder"
 }
}