{
 "id": "n-364574df10",
 "slug": "southside-place-blair-house",
 "type": "garden-apartments",
 "name": "Blair House",
 "aka": [],
 "city": "Southside Place",
 "county": "Harris County",
 "state": "TX",
 "country": "US",
 "census_division": 7,
 "lat": 29.70606,
 "lon": -95.43688,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "apartment complex",
 "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 Wikipedia, model-extracted, unreviewed: The Blair House, a 1963 183-unit apartment complex on a 4.2-acre site, was demolished in 2015 and replaced with the 269-unit Sinclear Apartments.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "built",
 "year_retrofit": null,
 "developer": "Trammell Crow Residential",
 "architect": null,
 "after_notes": "Trammell Crow Residential built the four-story, 269-unit Sinclear Apartments Southside Place in its place.",
 "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": "48201",
 "opp_score": 0.0,
 "opp_reasons": [
  "retrofit already built",
  "county grew 3.4% 2018\u201323",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "owner-llc",
   "name": "Single-purpose entity",
   "grp": "owner",
   "evidence": "BARTELL PROPERTIES LLC",
   "origin": "county-parcels"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "11 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "8,623 units, Harris County",
   "origin": "census-bps"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "Trammell Crow Residential built the four-story, 269-unit Sinclear Apartments Southside Place in its place.",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "Trammell Crow Residential built the four-story, 269-unit Sinclear Apartments Southsid",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 9045,
   "site_id": "n-364574df10",
   "url": "https://en.wikipedia.org/wiki/Southside_Place,_Texas",
   "title": "Southside Place, Texas",
   "publisher": "Wikipedia",
   "date": null,
   "quote": "Blair House",
   "kind": "wikipedia",
   "license": "CC BY-SA 4.0",
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Trammell Crow Residential",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": "Individual (Name Withheld)",
 "ctx": {
  "assessment": {
   "what_happened": "Trammell Crow Residential built Sinclear Apartments Southside Place (269 units, 4-story) on the former Blair House site after redeveloping the original garden-apartment complex. The retrofit is confirmed as completed in the record.",
   "why": "Opportunity score reasons include 'retrofit already built' and housing market data showing 11.3% ZHVI growth over 5 years (2021-2026).",
   "where_it_stands": "Located in Southside Place, TX, within 10km of 11 nearby developments including operating malls (e.g., Westwood Mall, 7.6km) and proposed projects (e.g., Westbury Square, 6.8km).",
   "for_a_planner": [
    "Housing market shows 2% annual ZHVI decline but 11.3% 5-year growth",
    "County population grew 3.4% 2018-2023 (per record)",
    "No current vacancy rates or occupancy data provided."
   ],
   "for_a_developer": [
    "New housing project completed on-site (Sinclear Apartments)",
    "Peer projects like Saks Fifth Avenue Center (5km) and Ion (6km) are also redeveloped",
    "Harris County permits show $7.7B in 2024 residential construction value (county-wide)",
    "Unknown: Current occupancy, rent levels, or specific site financials."
   ],
   "risks_and_unknowns": [
    "'Verified': draft status suggests incomplete data",
    "No details on original site size or redevelopment costs",
    "County growth rate source not specified",
    "No indication of current demand vs. supply at this location."
   ],
   "data_quality": "partial",
   "one_line": "Retrofit completed: Sinclear Apartments now occupies former Blair House site; housing market shows 5-year growth but 1-year decline.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "19581090ea98"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-a81e99656a",
     "name": "Saks Fifth Avenue Center of Fashion",
     "city": "Houston",
     "status": "built",
     "km": 5.2
    },
    {
     "id": "n-636f06603f",
     "name": "River Oaks Shopping Center",
     "city": "Houston",
     "status": "operating",
     "km": 5.9
    },
    {
     "id": "n-b23ed49f8c",
     "name": "Ion",
     "city": "Houston",
     "status": "built",
     "km": 6.1
    },
    {
     "id": "m-3cca8357e2",
     "name": "Westbury Square",
     "city": "Houston",
     "status": "proposed",
     "km": 6.8
    },
    {
     "id": "m-c096f52f93",
     "name": "Westwood Mall",
     "city": "Houston",
     "status": "operating",
     "km": 7.6
    },
    {
     "id": "m-de62631182",
     "name": "Sharpstown Mall",
     "city": "Houston",
     "status": "built",
     "km": 7.6
    },
    {
     "id": "n-7759283ae9",
     "name": "Greentown Labs Houston",
     "city": "Houston",
     "status": "built",
     "km": 8.9
    },
    {
     "id": "n-84b1c0e9cb",
     "name": "Georgian apartments",
     "city": "Houston",
     "status": "under construction",
     "km": 8.9
    },
    {
     "id": "n-c0a7f972ca",
     "name": "Power Center",
     "city": "Houston",
     "status": "operating",
     "km": 8.9
    },
    {
     "id": "n-ff9cbb4777",
     "name": "Park Eight Master Plan",
     "city": "Houston",
     "status": "proposed",
     "km": 8.9
    },
    {
     "id": "m-e9252ce63f",
     "name": "Palm Center",
     "city": "Houston",
     "status": "operating",
     "km": 9.9
    }
   ],
   "count_10km": 11,
   "count_25km": 20
  },
  "elevation": {
   "elevation_ft": 48.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "48201412500",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 4.51127819548872,
   "median_family_income": 250001.0,
   "snap_households": 6.0,
   "pop2010": 1715.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 276524,
    "month": "2026-09",
    "change_1y": -0.02,
    "change_5y": 0.113
   },
   "zori": {
    "latest": 1583,
    "month": "2026-09",
    "change_1y": -0.001,
    "change_5y": 0.1
   },
   "county_fips": "48201",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "48201412500",
   "jobs": 1035,
   "retail_jobs": 89,
   "food_accommodation_jobs": 167,
   "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": "77025",
   "month": "202609",
   "median_listing_price": 399000,
   "median_listing_price_yy": -0.0219,
   "active_listing_count": 127,
   "median_days_on_market": 51,
   "price_reduced_share": 0.1486,
   "pending_ratio": 0.2441,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "48201412500",
   "kfr_p25": 0.6121,
   "jail_p25": 0.0166,
   "kids_count": 54.7147,
   "commuting_zone": "Houston",
   "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-21305c2a44",
     "name": "Town & Country Mall",
     "city": "Houston",
     "state": "TX",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "14 km away"
     ]
    },
    {
     "id": "m-a81e99656a",
     "name": "Saks Fifth Avenue Center of Fashion",
     "city": "Houston",
     "state": "TX",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "5 km away"
     ]
    },
    {
     "id": "n-b23ed49f8c",
     "name": "Ion",
     "city": "Houston",
     "state": "TX",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "6 km away"
     ]
    },
    {
     "id": "n-92d51b1d7e",
     "name": "River Park",
     "city": "Sugar Land",
     "state": "TX",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "21 km away"
     ]
    },
    {
     "id": "m-1636ee71e0",
     "name": "Baybrook Mall",
     "city": "Houston",
     "state": "TX",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "33 km away"
     ]
    },
    {
     "id": "n-84b1c0e9cb",
     "name": "Georgian apartments",
     "city": "Houston",
     "state": "TX",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "9 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Harris County",
   "2024": {
    "units_1": 20087,
    "units_2_4": 1226,
    "units_5plus": 8623,
    "value_total": 7773245482
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   "2023": {
    "units_1": 20324,
    "units_2_4": 1006,
    "units_5plus": 13263,
    "value_total": 7361046528
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "48201",
   "year": 2025,
   "establishments": 13134,
   "employment": 210476,
   "avg_annual_pay": 44568,
   "lq_employment": 0.87,
   "employment_change_1y": -0.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 12661,
    "emp": 192127
   },
   "2023": {
    "estab": 13613,
    "emp": 213745
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   "estab_change": 0.075,
   "emp_change": 0.113,
   "county_fips": "48201"
  },
  "schools": {
   "district": "Houston Independent School District",
   "district_geoid": "4823640",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 3,
   "schools": [
    "PERSHING MIDDLE",
    "TWAIN EL",
    "WEST UNIVERSITY EL"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "48201",
   "years": "2016-2025",
   "events": 489,
   "by_type": {
    "Thunderstorm Wind": 176,
    "Hail": 143,
    "Flash Flood": 92,
    "Tornado": 33,
    "Lightning": 28,
    "Funnel Cloud": 10,
    "Flood": 6,
    "Heavy Rain": 1
   },
   "property_damage_usd": 10324991000,
   "deaths_direct": 54,
   "injuries_direct": 11,
   "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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 ],
 "url": "https://retrofitatlas.org/garden-apartments/tx/southside-place-blair-house/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
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   "label": "County GIS parcel record \u00b7 1348860010014",
   "url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0/query?where=LOWPARCELID=%271348860010014%27&outFields=*&f=html",
   "why": "the county GIS layer's own record for this parcel (ArcGIS REST, HTML view); the raw row behind the parcels table",
   "from": "parcel.source_url + LOWPARCELID",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "County GIS parcel record \u00b7 0560570000003",
   "url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0/query?where=LOWPARCELID=%270560570000003%27&outFields=*&f=html",
   "why": "the county GIS layer's own record for this parcel (ArcGIS REST, HTML view); the raw row behind the parcels table",
   "from": "parcel.source_url + LOWPARCELID",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "County GIS parcel record \u00b7 1348860010013",
   "url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0/query?where=LOWPARCELID=%271348860010013%27&outFields=*&f=html",
   "why": "the county GIS layer's own record for this parcel (ArcGIS REST, HTML view); the raw row behind the parcels table",
   "from": "parcel.source_url + LOWPARCELID",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "County GIS parcel record \u00b7 0560570000001",
   "url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0/query?where=LOWPARCELID=%270560570000001%27&outFields=*&f=html",
   "why": "the county GIS layer's own record for this parcel (ArcGIS REST, HTML view); the raw row behind the parcels table",
   "from": "parcel.source_url + LOWPARCELID",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "County GIS parcel record \u00b7 1348860010009",
   "url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0/query?where=LOWPARCELID=%271348860010009%27&outFields=*&f=html",
   "why": "the county GIS layer's own record for this parcel (ArcGIS REST, HTML view); the raw row behind the parcels table",
   "from": "parcel.source_url + LOWPARCELID",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "County GIS parcel record \u00b7 1348860010011",
   "url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0/query?where=LOWPARCELID=%271348860010011%27&outFields=*&f=html",
   "why": "the county GIS layer's own record for this parcel (ArcGIS REST, HTML view); the raw row behind the parcels table",
   "from": "parcel.source_url + LOWPARCELID",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "County GIS parcel record \u00b7 1348860010008",
   "url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0/query?where=LOWPARCELID=%271348860010008%27&outFields=*&f=html",
   "why": "the county GIS layer's own record for this parcel (ArcGIS REST, HTML view); the raw row behind the parcels table",
   "from": "parcel.source_url + LOWPARCELID",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "Harris County (48201) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US48201",
   "why": "the county's Census profile",
   "from": "site.county_fips 48201",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=29.70606%2C-95.43688",
   "why": "FEMA Map Service Center search by coordinates: the effective flood zone and panel",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "EPA ECHO facilities within 1 mile",
   "url": "https://echo.epa.gov/facilities/facility-search/results?p_lat=29.70606&p_long=-95.43688&p_radius=1",
   "why": "EPA Enforcement and Compliance History: regulated facilities near the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Wikimedia Commons photos within 500 m",
   "url": "https://commons.wikimedia.org/w/index.php?title=Special:Search&search=nearcoord%3A500m%2C29.70606%2C-95.43688&ns6=1",
   "why": "a Commons geo-search around the point; licences vary by file",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Retrofitting Suburbia (book site)",
   "url": "https://www.retrofittingsuburbia.com/",
   "why": "Ellen Dunham-Jones and June Williamson's book and case studies, the research this database is built on",
   "from": "constant",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Google Maps",
   "url": "https://www.google.com/maps/search/?api=1&query=29.70606%2C-95.43688",
   "why": "the point on Google Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Street View",
   "url": "https://www.google.com/maps/@?api=1&map_action=pano&viewpoint=29.70606%2C-95.43688",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=29.70606~-95.43688&lvl=17",
   "why": "the point on Bing Maps (Bird's eye where available)",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Apple Maps",
   "url": "https://maps.apple.com/?ll=29.70606,-95.43688&z=17&q=Blair%20House",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=29.70606&mlon=-95.43688#map=17/29.70606/-95.43688",
   "why": "the point on OpenStreetMap",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Walk Score at this point",
   "url": "https://www.walkscore.com/score/loc/lat=29.70606/lng=-95.43688",
   "why": "Walk Score's walkability, transit and bike scores for the coordinates",
   "from": "site.lat/lon",
   "rel": "noopener nofollow"
  },
  {
   "group": "place",
   "label": "Transitland map",
   "url": "https://www.transit.land/map#17/29.70606/-95.43688",
   "why": "transit routes and stops from open GTFS feeds around the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "USGS National Map",
   "url": "https://apps.nationalmap.gov/viewer/?center=-95.43688,29.70606&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Southside Place, TX",
   "url": "https://www.loopnet.com/search/commercial-real-estate/southside-place-tx/for-sale/",
   "why": "LoopNet's city search (checked in a browser 21 Oct 2026); the site itself may or may not be listed",
   "from": "site.city + state \u2192 search",
   "rel": "noopener nofollow sponsored"
  },
  {
   "group": "news",
   "label": "Google News: \u201cBlair House\u201d",
   "url": "https://news.google.com/search?q=%22Blair+House%22+Southside+Place",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cBlair House\u201d",
   "url": "https://www.bing.com/news/search?q=%22Blair+House%22+Southside+Place",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Southside Place, Texas on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Southside_Place,_Texas",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}