{
 "id": "n-24fdb88324",
 "slug": "overland-park-corporate-woods",
 "type": "office-park",
 "name": "Corporate Woods",
 "aka": [],
 "city": "Overland Park",
 "county": "Johnson County",
 "state": "KS",
 "country": "US",
 "census_division": 4,
 "lat": 38.97425,
 "lon": -94.68517,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "office development",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": 2000000,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from johnsoncountypost.com, model-extracted, unreviewed: Corporate Woods, a 50-year-old office district with over two million square feet of space, is proposed for redevelopment to add housing, retail, and civic uses while maintaining office functions.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "civic",
  "housing",
  "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": "mixed-use rezoning proposal",
 "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": "20091",
 "opp_score": 20.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "2,000,000 sq ft GLA (large site)",
  "county grew 5.0% 2018\u201323",
  "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-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "5 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "mixed-use rezoning proposal",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "scale-mega",
   "name": "1M+ sq ft GLA",
   "grp": "scale",
   "evidence": "2,000,000 sq ft",
   "origin": "newtypes-extraction"
  },
  {
   "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-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 8199,
   "site_id": "n-24fdb88324",
   "url": "https://johnsoncountypost.com/2026/09/21/corporate-woods-housing-retail-redevelopment-296583/",
   "title": "New plans show housing, retail additions to OP's Corporate Woods",
   "publisher": "johnsoncountypost.com",
   "date": null,
   "quote": "Corporate Woods",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Corporate Woods is a proposed mixed-use redevelopment of a 2M sq ft office park in Overland Park, KS. Status is 'proposed' with a pending mixed-use zoning change. No approval or construction is confirmed. ",
   "why": "The site is large (2M sq ft GLA), aligns with housing demand (county ZHVI up 28.4% over 5 years), and is near existing retail clusters (e.g., Metcalf South Shopping Center 2.8km away). Nearby demolished malls (Glenwood Mall, Mission Center Mall) suggest prior retail shifts. ",
   "where_it_stands": "Zoning change pending; no construction or sales confirmed. County housing market shows strong demand (2026 ZHVI $458k, +4.7% YoY). ",
   "for_a_planner": [
    "Zoning proposal requires review; traffic data shows 4-lane minor arterial (Antioch Rd) with 16,890 ADT. ",
    "Nearby sites include 2 demolished malls (Glenwood, Mission Center) and 1 under-construction mall (Ward Parkway Center 6.8km away). "
   ],
   "for_a_developer": [
    "2M sq ft site offers scale for housing/retail mix; housing market shows 5-year growth (28.4%). ",
    "No active construction or sales confirmed; status remains 'proposed' with 'draft' verification. "
   ],
   "risks_and_unknowns": [
    "Zoning change not approved; status unknown beyond 'proposed'. ",
    "Traffic data lacks truck volume; no access details beyond road class. "
   ],
   "data_quality": "good",
   "one_line": "Proposed 2M sq ft mixed-use redevelopment in Overland Park; zoning pending, housing demand strong, but no construction or approval confirmed.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "c427c41943aa"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-8f2fe70947",
     "name": "Metcalf South Shopping Center",
     "city": "Overland Park",
     "status": "unknown",
     "km": 2.8
    },
    {
     "id": "m-de52657e5f",
     "name": "Glenwood Mall",
     "city": "Overland Park",
     "status": "demolished",
     "km": 2.8
    },
    {
     "id": "n-042dd18179",
     "name": "Meadowbrook Golf and Country Club",
     "city": "Prairie Village",
     "status": "partial",
     "km": 4.9
    },
    {
     "id": "m-5af1b72fb7",
     "name": "Mission Center Mall",
     "city": "Mission",
     "status": "demolished",
     "km": 6.6
    },
    {
     "id": "n-5155ab986d",
     "name": "Ward Parkway Center",
     "city": "Kansas City",
     "status": "under construction",
     "km": 6.8
    }
   ],
   "count_10km": 5,
   "count_25km": 10
  },
  "elevation": {
   "elevation_ft": 1066.9,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "20091051200",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 12.2131565527792,
   "median_family_income": 68220.0,
   "snap_households": 253.0,
   "pop2010": 3893.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 458265,
    "month": "2026-09",
    "change_1y": 0.047,
    "change_5y": 0.284
   },
   "zori": {
    "latest": 1760,
    "month": "2026-09",
    "change_1y": 0.027,
    "change_5y": 0.306
   },
   "county_fips": "20091",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "20091051200",
   "jobs": 2860,
   "retail_jobs": 164,
   "food_accommodation_jobs": 355,
   "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": "66212",
   "month": "202609",
   "median_listing_price": 366250,
   "median_listing_price_yy": -0.0155,
   "active_listing_count": 50,
   "median_days_on_market": 25,
   "price_reduced_share": 0.1882,
   "pending_ratio": 0.68,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "20091051200",
   "kfr_p25": 0.475,
   "jail_p25": 0.0435,
   "kids_count": 362.4244,
   "commuting_zone": "Kansas City",
   "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-31e56c0ddf",
     "name": "Piedmont Center",
     "city": "Atlanta",
     "state": "GA",
     "score": 6.0,
     "why": [
      "similar GLA (2,200,000 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-871f1411e4",
     "name": "Astra Enterprise Park",
     "city": "De Soto",
     "state": "KS",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in KS",
      "27 km away"
     ]
    },
    {
     "id": "n-3312144746",
     "name": "Place Versailles",
     "city": "Montreal",
     "state": null,
     "score": 5.5,
     "why": [
      "similar GLA (1,720,000 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "m-b2de6f314e",
     "name": "Northwest Plaza Mall",
     "city": "St Anns",
     "state": "MO",
     "score": 5.0,
     "why": [
      "similar GLA (1,670,000 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "m-8f2fe70947",
     "name": "Metcalf South Shopping Center",
     "city": "Overland Park",
     "state": "KS",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in KS",
      "3 km away"
     ]
    },
    {
     "id": "m-5af1b72fb7",
     "name": "Mission Center Mall",
     "city": "Mission",
     "state": "KS",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in KS",
      "7 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Johnson County",
   "2024": {
    "units_1": 1733,
    "units_2_4": 183,
    "units_5plus": 798,
    "value_total": 1046128273
   },
   "2023": {
    "units_1": 1385,
    "units_2_4": 151,
    "units_5plus": 1632,
    "value_total": 1002377306
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "20091",
   "year": 2025,
   "establishments": 1806,
   "employment": 37008,
   "avg_annual_pay": 40991,
   "lq_employment": 1.01,
   "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": 1880,
    "emp": 35985
   },
   "2023": {
    "estab": 1857,
    "emp": 37595
   },
   "estab_change": -0.012,
   "emp_change": 0.045,
   "county_fips": "20091"
  },
  "schools": {
   "district": "Shawnee Mission Public Schools Unified School District",
   "district_geoid": "2011640",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 4,
   "schools": [
    "Comanche Elem",
    "Overland Park Elem",
    "Pawnee Elem",
    "Shawnee Mission West High"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "20091",
   "years": "2016-2025",
   "events": 425,
   "by_type": {
    "Thunderstorm Wind": 219,
    "Hail": 176,
    "Flash Flood": 17,
    "Tornado": 7,
    "Flood": 3,
    "Heavy Rain": 2,
    "Lightning": 1
   },
   "property_damage_usd": 760000,
   "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"
  },
  "traffic": {
   "max_aadt": 16890,
   "trucks_aadt": null,
   "road": "ANTIOCH RD",
   "class": "minor arterial",
   "lanes": 4,
   "segments_600m": 10,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ks/overland-park-corporate-woods/",
 "photo": null,
 "provenance": {
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}