{
 "id": "n-31898b39c8",
 "slug": "fairfax-city-office-building-at-10340-democracy-lane",
 "type": "other",
 "name": "Office building at 10340 Democracy Lane",
 "aka": [],
 "city": "Fairfax City",
 "county": "Fairfax city",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.86629,
 "lon": -77.27489,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "office",
 "year_opened": 1980,
 "year_closed": null,
 "acres": null,
 "gla_sqft": 60000,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from ffxnow.com, model-extracted, unreviewed: A 1980 office building at 10340 Democracy Lane in Fairfax City is proposed to be replaced with a six-story multifamily residential building due to its functional obsolescence.",
 "strategy": [
  "redevelop",
  "reinhabit"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "Capital City Real Estate",
 "architect": null,
 "after_notes": "A six-story multifamily residential building with 260 to 280 units, 458 parking spaces, and about 20,000 square feet of open space.",
 "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": "51600",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,122",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "era-opened-1980s",
   "name": "Opened 1980s",
   "grp": "era",
   "evidence": "1980",
   "origin": "newtypes-extraction"
  },
  {
   "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": "12 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "31,694 on 29",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-20%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,457/mo",
   "origin": "zillow"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "A six-story multifamily residential building with 260 to 280 units, 458 parking spaces, and about 20,000 square feet of open space.",
   "origin": "record"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "A six-story multifamily residential building with 260 to 280 units, 458 parking spaces, and about 20,000 square feet of open space.",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "A six-story multifamily residential building with 260 to 280 units, 458 parking spa",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": " units, 458 parking spaces, and about 20,000 square feet of open space.",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 9294,
   "site_id": "n-31898b39c8",
   "url": "https://www.ffxnow.com/2026/02/27/fairfax-city-council-weighs-revised-shopping-center-overhaul-office-redevelopment/",
   "title": "Fairfax City Council weighs revised shopping center overhaul, office ...",
   "publisher": "ffxnow.com",
   "date": null,
   "quote": "office building at 10340 Democracy Lane",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Capital City Real Estate",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 5871,
   "site_id": "n-31898b39c8",
   "date": null,
   "year": 1980,
   "kind": "opened",
   "detail": "Opened",
   "share": null,
   "source_id": null,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed conversion of a 1980 office building (60,000 sqft) to 260-280 residential units with 458 parking spaces and 20,000 sqft open space. Developer: Capital City Real Estate. Status: Proposed (not under construction or approved).",
   "why": "Housing market supports project: median rent $2,122, ZHVI $768,671 (2026). Peer projects in VA (e.g., Fair Oaks Mall, Park+Ford) share similar redevelopment strategy. 12 projects within 10km include proposed housing/mixed-use developments.",
   "where_it_stands": "Not built. Status is 'proposed' with no construction timeline. Verified as 'draft' (record not confirmed).",
   "for_a_planner": [
    "No current occupancy/vacancy data provided.",
    "Traffic: 31,694 ADT on principal arterial (road 29).",
    "6 peers in VA with similar strategy (score 6.0-6.5)."
   ],
   "for_a_developer": [
    "Project size aligns with local housing demand (median rent $2,122).",
    "No construction permits recorded (2023-2024 permits show smaller projects).",
    "Type is 'other' (not a former mall), contradicting database focus but not addressed in record."
   ],
   "risks_and_unknowns": [
    "Status 'proposed' means no approvals or construction underway.",
    "No environmental, infrastructure, or zoning details provided.",
    "Record lacks current tenant occupancy or vacancy rate."
   ],
   "data_quality": "partial",
   "one_line": "Proposed 260-unit residential conversion of 1980 office building; supported by local housing market data but status remains unconfirmed.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "1ca5a392a7ce"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-dbd6b92f2f",
     "name": "Courthouse Plaza Shopping Center",
     "city": "Fairfax City",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-40f334f0f0",
     "name": "Grand Central Mall",
     "city": "Vienna",
     "status": "proposed",
     "km": 4.0
    },
    {
     "id": "n-ba0747a175",
     "name": "Merrifield at Dunn Loring Station Apartments",
     "city": "Merrifield",
     "status": "proposed",
     "km": 4.2
    },
    {
     "id": "n-bec17acfa3",
     "name": "Merrifield at Dunn Loring Station Apartments",
     "city": "Merrifield",
     "status": "proposed",
     "km": 4.2
    },
    {
     "id": "n-e9c006c891",
     "name": "Prosperity Business Campus",
     "city": "Merrifield",
     "status": "proposed",
     "km": 4.2
    },
    {
     "id": "n-c270fd80aa",
     "name": "1950 Old Gallows Road",
     "city": "Tysons",
     "status": "proposed",
     "km": 6.7
    },
    {
     "id": "n-35cdae9830",
     "name": "Fair Oaks Mall",
     "city": "Fairfax County",
     "status": "approved",
     "km": 7.3
    },
    {
     "id": "n-ff377dbbff",
     "name": "Fair Oaks Business Park",
     "city": "Fair Oaks",
     "status": "proposed",
     "km": 7.3
    },
    {
     "id": "m-86fa8b01f9",
     "name": "Tysons Corner Center",
     "city": "Tysons Corner",
     "status": "partial",
     "km": 7.4
    },
    {
     "id": "m-ffe563474c",
     "name": "Tysons Galleria",
     "city": "Tysons Corner",
     "status": "partial",
     "km": 7.8
    },
    {
     "id": "n-f892a73511",
     "name": "Eden Center",
     "city": "Falls Church",
     "status": "operating",
     "km": 9.1
    },
    {
     "id": "n-6983c57d04",
     "name": "Makers Point offices",
     "city": "Reston",
     "status": "proposed",
     "km": 9.8
    }
   ],
   "count_10km": 12,
   "count_25km": 62
  },
  "elevation": {
   "elevation_ft": 342.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51600300200",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 46.3771403783747,
   "poverty_rate": 8.00079020150138,
   "median_family_income": 164857.0,
   "snap_households": 40.0,
   "pop2010": 4775.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 768671,
    "month": "2026-09",
    "change_1y": 0.027,
    "change_5y": 0.215
   },
   "zori": {
    "latest": 2457,
    "month": "2026-09",
    "change_1y": 0.006,
    "change_5y": 0.156
   },
   "county_fips": "51600",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "51600300200",
   "jobs": 7127,
   "retail_jobs": 675,
   "food_accommodation_jobs": 768,
   "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": "22031",
   "month": "202609",
   "median_listing_price": 625000,
   "median_listing_price_yy": -0.2056,
   "active_listing_count": 81,
   "median_days_on_market": 41,
   "price_reduced_share": 0.129,
   "pending_ratio": 0.9321,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51600300200",
   "kfr_p25": 0.5023,
   "jail_p25": 0.0013,
   "kids_count": 325.3739,
   "commuting_zone": "Washington DC",
   "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": "m-19b309c013",
     "name": "Skyline Mall",
     "city": "Falls Church",
     "state": "VA",
     "score": 6.5,
     "why": [
      "opened 1977",
      "same strategy: redevelop",
      "also in VA"
     ]
    },
    {
     "id": "m-a93c0ab78b",
     "name": "Springfield Mall",
     "city": "Springfield",
     "state": "VA",
     "score": 6.5,
     "why": [
      "opened 1973",
      "same strategy: reinhabit",
      "also in VA"
     ]
    },
    {
     "id": "n-bfcd62e4bf",
     "name": "Park+Ford",
     "city": "Alexandria",
     "state": "VA",
     "score": 6.5,
     "why": [
      "opened 1981",
      "same strategy: redevelop, reinhabit",
      "also in VA"
     ]
    },
    {
     "id": "n-35cdae9830",
     "name": "Fair Oaks Mall",
     "city": "Fairfax County",
     "state": "VA",
     "score": 6.5,
     "why": [
      "opened 1980",
      "same strategy: redevelop, reinhabit",
      "also in VA"
     ]
    },
    {
     "id": "m-4d2e32ac93",
     "name": "Bristol Mall",
     "city": "Bristol",
     "state": "VA",
     "score": 6.0,
     "why": [
      "opened 1976",
      "same strategy: reinhabit",
      "also in VA"
     ]
    },
    {
     "id": "n-e9c006c891",
     "name": "Prosperity Business Campus",
     "city": "Merrifield",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "4 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Fairfax (Independent City)",
   "2024": {
    "units_1": 71,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 12571660
   },
   "2023": {
    "units_1": 26,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 6969522
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "51600",
   "year": 2025,
   "establishments": 154,
   "employment": 3171,
   "avg_annual_pay": 56006,
   "lq_employment": 1.27,
   "employment_change_1y": -1.3,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 251,
    "emp": 5505
   },
   "2023": {
    "estab": 202,
    "emp": 4118
   },
   "estab_change": -0.195,
   "emp_change": -0.252,
   "county_fips": "51600"
  },
  "schools": {
   "district": "Fairfax City Public Schools",
   "district_geoid": "5101230",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 4,
   "schools": [
    "Fairfax High",
    "Mosaic Elementary",
    "Oakton High",
    "Fairfax High School Academy"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "51600",
   "years": "2016-2025",
   "events": 5,
   "by_type": {
    "Thunderstorm Wind": 3,
    "Flood": 2
   },
   "property_damage_usd": 6000,
   "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": 31694,
   "trucks_aadt": 384,
   "road": "29",
   "class": "principal arterial",
   "lanes": 6,
   "segments_600m": 24,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/other/va/fairfax-city-office-building-at-10340-democracy-lane/",
 "photo": null,
 "provenance": {
  "year_opened": "newtypes-extraction",
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "state": "census-geocoder"
 }
}