{
 "id": "n-3d220c5a79",
 "slug": "hicksville-former-sears-property",
 "type": "big-box",
 "name": "Former Sears Property",
 "aka": [],
 "city": "Hicksville",
 "county": "Nassau County",
 "state": "NY",
 "country": "US",
 "census_division": 2,
 "lat": 40.77575,
 "lon": -73.52873,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "Sears department store and Auto Center",
 "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 oysterbaytown.com, model-extracted, unreviewed: The former Sears department store and Auto Center at 195 North Broadway in Hicksville is being redeveloped into a mixed-use project with 425 rental apartments, retail, office, restaurants, a grocery store, cinema, fitness center, and food-service kiosks, while retaining the existing TD Bank and Chipotle.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "office",
  "retail"
 ],
 "share_retrofit": null,
 "status": "under construction",
 "year_retrofit": null,
 "developer": "Seritage",
 "architect": null,
 "after_notes": "425 rental apartments, retail and office space, restaurants, a grocery store, cinema, fitness center and food-service kiosks. The existing TD Bank and Chipotle restaurant would remain on the site. The proposed development includes approximately 5 acres of green 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": "36059",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,195",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "anchor-sears",
   "name": "Sears",
   "grp": "anchor",
   "evidence": "Sears",
   "origin": "wikipedia"
  },
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "under construction",
   "origin": "record"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "48,155 on a counted road",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-10%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$3,646/mo",
   "origin": "zillow"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "425 rental apartments, retail and office space, restaurants, a grocery store, cinema, fitness center and food-service kiosks. The existing TD Bank and Chipotle restaurant would remain on the site. The",
   "origin": "record"
  },
  {
   "slug": "use-entertainment",
   "name": "Entertainment and sports",
   "grp": "use",
   "evidence": "nts, retail and office space, restaurants, a grocery store, cinema, fitness center and food-service kiosks. The existing TD Ba",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-grocery",
   "name": "Grocery",
   "grp": "use",
   "evidence": " rental apartments, retail and office space, restaurants, a grocery store, cinema, fitness center and food-service kiosks. The ",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "425 rental apartments, retail and office space, restaurants, a grocery store, cin",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "use",
   "evidence": "425 rental apartments, retail and office space, restaurants, a grocery store, cinema, fitness center",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": " The proposed development includes approximately 5 acres of green space.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "425 rental apartments, retail and office space, restaurants, a grocery store, cinema, fit",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 6971,
   "site_id": "n-3d220c5a79",
   "url": "https://oysterbaytown.com/sears/",
   "title": "Former Sears Property Redevelopment - Town of Oyster Bay",
   "publisher": "oysterbaytown.com",
   "date": null,
   "quote": "Former Sears Property",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Seritage",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [
  {
   "name": "Sears",
   "wikipedia": null,
   "category": "anchor (Esri 2014 layer)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Former Sears property in Hicksville, NY, is under construction as a mixed-use development. Seritage is developing 425 rental apartments, office space, retail (including existing TD Bank and Chipotle), a grocery store, cinema, and fitness center, with 5 acres of green space. The project aligns with the site\u2019s strategy to redevelop into housing, office, and retail. ",
   "why": "The development is active (under construction), supported by local housing demand (median rent $2,195) and a $851,504 ZHVI. Nearby context includes Grumman Bethpage Airport (4km) and an unknown-status mall (6.5km). Retail establishments in Nassau County have declined (-10.4% since 2012), but the site\u2019s housing focus matches market trends. ",
   "where_it_stands": "Construction permits show 607+ residential units approved for 2024 ($403M value). The site\u2019s status is active, but the Mall at the Source (6.5km) status is unknown. No environmental or infrastructure constraints noted in the record. ",
   "for_a_planner": [
    "Green space (5 acres) and mixed-use retail are integrated into the plan.",
    "Traffic: Principal arterial with 48,155 ADT (2024), 4 lanes."
   ],
   "for_a_developer": [
    "Median rent ($2,195) and ZHVI ($851,504) validate housing demand.",
    "Existing tenants (Chipotle, TD Bank) remain, reducing tenant acquisition risk."
   ],
   "risks_and_unknowns": [
    "Mall at the Source status (6.5km) is unknown.",
    "No data on construction timeline or completion date."
   ],
   "data_quality": "partial",
   "one_line": "Under construction mixed-use project (425 apartments, retail, green space) with housing market alignment; airport proximity noted; mall cluster status unknown.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "542c6ff4f9c6"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-0a9c52bc79",
     "name": "Grumman Bethpage Airport",
     "city": "Bethpage",
     "status": "built",
     "km": 4.0
    },
    {
     "id": "m-db377dcdfb",
     "name": "Mall at the Source",
     "city": "East Garden City",
     "status": "unknown",
     "km": 6.5
    }
   ],
   "count_10km": 2,
   "count_25km": 3
  },
  "elevation": {
   "elevation_ft": 151.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "36059519300",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 7.294117647058821,
   "median_family_income": 105476.0,
   "snap_households": 72.0,
   "pop2010": 5956.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 851504,
    "month": "2026-09",
    "change_1y": 0.058,
    "change_5y": 0.297
   },
   "zori": {
    "latest": 3646,
    "month": "2026-09",
    "change_1y": 0.033,
    "change_5y": 0.269
   },
   "county_fips": "36059",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "36059519300",
   "jobs": 10103,
   "retail_jobs": 1029,
   "food_accommodation_jobs": 700,
   "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": "11801",
   "month": "202609",
   "median_listing_price": 890000,
   "median_listing_price_yy": 0.0471,
   "active_listing_count": 87,
   "median_days_on_market": 61,
   "price_reduced_share": 0.0887,
   "pending_ratio": 0.4655,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "36059519300",
   "kfr_p25": 0.4786,
   "jail_p25": 0.0084,
   "kids_count": 483.9127,
   "commuting_zone": "New York",
   "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-ece578bc52",
     "name": "219 E. 42nd and 235 E 42nd St.",
     "city": "New York",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "38 km away"
     ]
    },
    {
     "id": "n-b4f2064f86",
     "name": "Gowanus Canal",
     "city": "Brooklyn",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "38 km away"
     ]
    },
    {
     "id": "m-b0312efefe",
     "name": "Albee Square Mall",
     "city": "Brooklyn",
     "state": "NY",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "39 km away"
     ]
    },
    {
     "id": "n-b53a0c35f5",
     "name": "Vacant box stores",
     "city": "Lake Grove",
     "state": "NY",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "36 km away"
     ]
    },
    {
     "id": "m-580239db2b",
     "name": "Galleria at White Plains",
     "city": "White Plains",
     "state": "NY",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "35 km away"
     ]
    },
    {
     "id": "m-bae12c6662",
     "name": "New Rochelle Mall",
     "city": "New Rochelle",
     "state": "NY",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "26 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Nassau County",
   "2024": {
    "units_1": 607,
    "units_2_4": 32,
    "units_5plus": 191,
    "value_total": 402947809
   },
   "2023": {
    "units_1": 554,
    "units_2_4": 30,
    "units_5plus": 560,
    "value_total": 454888030
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "36059",
   "year": 2025,
   "establishments": 5339,
   "employment": 69944,
   "avg_annual_pay": 49708,
   "lq_employment": 1.11,
   "employment_change_1y": 0.6,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 6156,
    "emp": 76408
   },
   "2023": {
    "estab": 5518,
    "emp": 69589
   },
   "estab_change": -0.104,
   "emp_change": -0.089,
   "county_fips": "36059"
  },
  "schools": {
   "district": "Hicksville Union Free School District",
   "district_geoid": "3614340",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 3,
   "schools": [
    "BURNS AVENUE SCHOOL",
    "EAST STREET SCHOOL",
    "JEFFREY RATNER-ROBERT SEAMAN ELEMENTARY SCHOOL"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "36059",
   "years": "2016-2025",
   "events": 172,
   "by_type": {
    "Thunderstorm Wind": 75,
    "Flash Flood": 75,
    "Lightning": 12,
    "Hail": 8,
    "Flood": 1,
    "Tornado": 1
   },
   "property_damage_usd": 8609250,
   "deaths_direct": 0,
   "injuries_direct": 5,
   "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": 48155,
   "trucks_aadt": 2254,
   "road": null,
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/big-box/ny/hicksville-former-sears-property/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}