{
 "id": "n-3e3c70b59c",
 "slug": "alpharetta-brookside-one-and-brookside-two",
 "type": "office-park",
 "name": "Brookside One and Brookside Two",
 "aka": [],
 "city": "Alpharetta",
 "county": "Fulton County",
 "state": "GA",
 "country": "US",
 "census_division": 5,
 "lat": 34.0633,
 "lon": -84.25394,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "office park",
 "year_opened": null,
 "year_closed": null,
 "acres": 20.0,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from costar.com, model-extracted, unreviewed: A 1980s-era 20-acre office park in Alpharetta, Georgia, is proposed for redevelopment into a mixed-use project with residential, retail, and renovated office space.",
 "strategy": [
  "redevelop",
  "reinhabit"
 ],
 "new_use": [
  "housing",
  "mixed",
  "office",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "Portman Holdings",
 "architect": "SK&I",
 "after_notes": "Portman Holdings' proposed Brookside Village, shown in a rendering, would include residential, retail and office 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": "13121",
 "opp_score": 30.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "20 acres",
  "county grew 4.6% 2018\u201323",
  "median rent $1,635",
  "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": "finance-sold-2020s",
   "name": "Sold since 2020",
   "grp": "finance",
   "evidence": "2025 Portman Holdings",
   "origin": "research-deals"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "7 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "49,000 on 120",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "8,159 units, Fulton County",
   "origin": "census-bps"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "Portman Holdings' proposed Brookside Village, shown in a rendering, would include residential, retail and office space.",
   "origin": "record"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "Portman Holdings' proposed Brookside Village, shown in a rendering, would include residential, retail and office space.",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "osed Brookside Village, shown in a rendering, would include residential, retail and office space.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "use",
   "evidence": "shown in a rendering, would include residential, retail and office space.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "e Village, shown in a rendering, would include residential, retail and office space.",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8130,
   "site_id": "n-3e3c70b59c",
   "url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project",
   "title": "News | Aging office park near Atlanta poised to join others getting ...",
   "publisher": "costar.com",
   "date": null,
   "quote": "Brookside One and Brookside Two",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8131,
   "site_id": "n-3e3c70b59c",
   "url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Bridge acquired the properties in 2021 for $41.2 million through its Bridge Office Fund II, according to public records.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8132,
   "site_id": "n-3e3c70b59c",
   "url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Construction is expected to begin in summer 2026 and be completed by 2029.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Portman Holdings",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 4928,
   "site_id": "n-3e3c70b59c",
   "date": null,
   "year": 2021,
   "kind": "note",
   "detail": "Bridge acquired the properties",
   "share": null,
   "source_id": 8131,
   "verified": "draft"
  },
  {
   "id": 4929,
   "site_id": "n-3e3c70b59c",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Construction expected to begin",
   "share": null,
   "source_id": 8132,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [
  {
   "id": 485,
   "site_id": "n-3e3c70b59c",
   "kind": "sale",
   "date": null,
   "year": 2025,
   "price": 27000000.0,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Portman Holdings",
   "seller": "Bridge Investment Group",
   "broker": null,
   "lender": null,
   "loan_amount": null,
   "loan_maturity": null,
   "loan_status": null,
   "asking_price": null,
   "listing_url": null,
   "status": null,
   "notes": null,
   "source_url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project",
   "source_title": null,
   "source_date": null,
   "quote": "Atlanta-based Portman paid $27 million for the adjacent properties Brookside One and Brookside Two, according to the company and CoStar data",
   "verified": "draft",
   "retrieved": "2026-10-18"
  },
  {
   "id": 486,
   "site_id": "n-3e3c70b59c",
   "kind": "loan",
   "date": null,
   "year": null,
   "price": 15000000.0,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Portman Holdings",
   "seller": "Georgia Banking Co.",
   "broker": null,
   "lender": null,
   "loan_amount": null,
   "loan_maturity": null,
   "loan_status": null,
   "asking_price": null,
   "listing_url": null,
   "status": null,
   "notes": null,
   "source_url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project",
   "source_title": null,
   "source_date": null,
   "quote": "Portman obtained a $15 million loan from Georgia Banking Co. to finance the property acquisition.",
   "verified": "draft",
   "retrieved": "2026-10-18"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed redevelopment of 20-acre Brookside One and Two office park (Alpharetta, GA) by Portman Holdings. Acquired from Bridge Investment Group in 2025 for $27M. Construction expected to begin 2026. ",
   "why": "New use includes housing, retail, and office (per after_notes). County population grew 4.6% 2018-23. Median rent $1,635. Housing market shows ZHVI $414,221 (2026-09). ",
   "where_it_stands": "Status: proposed. 7 nearby developments within 10km (including Brookside Office Park, North Point Mall, Continuum under construction). ",
   "for_a_planner": [
    "20-acre site in active redevelopment cluster (7 projects within 10km).",
    "Housing market data available (ZHVI, ZORI).",
    "Traffic: 49,000 ADT on principal arterial (road 120)."
   ],
   "for_a_developer": [
    "Portman Holdings holds 2025 sale/loan deals ($27M purchase, $15M loan).",
    "Peer projects show similar strategy (redevelop/reinhabit) in GA.",
    "Housing demand supported by county growth and median rent."
   ],
   "risks_and_unknowns": [
    "No current occupancy data.",
    "Exact timeline beyond 2026 construction start unknown.",
    "No confirmation of final approvals."
   ],
   "data_quality": "partial",
   "one_line": "Proposed 20-acre mixed-use redevelopment (housing/retail/office) by Portman Holdings, 2026 construction start, in active Alpharetta cluster.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "81711b9a5832"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-a5d106c733",
     "name": "North Point Mall",
     "city": "Alpharetta",
     "status": "approved",
     "km": 4.0
    },
    {
     "id": "n-a5d3cb00f4",
     "name": "Brookside Office Park",
     "city": "Alpharetta",
     "status": "approved",
     "km": 4.0
    },
    {
     "id": "n-f0198fe977",
     "name": "Continuum",
     "city": "Alpharetta",
     "status": "under construction",
     "km": 4.0
    },
    {
     "id": "n-f195f346dd",
     "name": "Morris Road development",
     "city": "Alpharetta",
     "status": "approved",
     "km": 4.0
    },
    {
     "id": "n-2202ba5708",
     "name": "Medley",
     "city": "Johns Creek",
     "status": "proposed",
     "km": 7.7
    },
    {
     "id": "m-eedf3be6c3",
     "name": "Roswell Mall",
     "city": "Roswell",
     "status": "operating",
     "km": 8.4
    },
    {
     "id": "n-63a3d23034",
     "name": "Mathis Airport",
     "city": "Forsyth County",
     "status": "built",
     "km": 9.5
    }
   ],
   "count_10km": 7,
   "count_25km": 32
  },
  "elevation": {
   "elevation_ft": 1024.8,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "13121011619",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 33.1678384678905,
   "poverty_rate": 4.4172697778886905,
   "median_family_income": 103375.0,
   "snap_households": 98.0,
   "pop2010": 7503.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 414221,
    "month": "2026-09",
    "change_1y": -0.015,
    "change_5y": 0.112
   },
   "zori": {
    "latest": 1926,
    "month": "2026-09",
    "change_1y": 0.026,
    "change_5y": 0.105
   },
   "county_fips": "13121",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "13121011650",
   "jobs": 4378,
   "retail_jobs": 211,
   "food_accommodation_jobs": 367,
   "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": "30022",
   "month": "202609",
   "median_listing_price": 693500,
   "median_listing_price_yy": -0.0405,
   "active_listing_count": 208,
   "median_days_on_market": 51,
   "price_reduced_share": 0.2641,
   "pending_ratio": 0.2819,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "13121011619",
   "kfr_p25": 0.5186,
   "jail_p25": 0.0097,
   "kids_count": 452.3431,
   "commuting_zone": "Atlanta",
   "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-a5d3cb00f4",
     "name": "Brookside Office Park",
     "city": "Alpharetta",
     "state": "GA",
     "score": 8.5,
     "why": [
      "similar size (20 acres)",
      "same strategy: redevelop, reinhabit",
      "also in GA"
     ]
    },
    {
     "id": "n-e6c9f43820",
     "name": "Mixed-use development at the corner of Rosebud Road and Highway 78",
     "city": "Snellville",
     "state": "GA",
     "score": 8.0,
     "why": [
      "similar size (22.85 acres)",
      "same strategy: redevelop",
      "also in GA"
     ]
    },
    {
     "id": "n-855bd1a1bb",
     "name": "East Cobb Walk",
     "city": "Marietta",
     "state": "GA",
     "score": 8.0,
     "why": [
      "similar size (15 acres)",
      "same strategy: redevelop",
      "also in GA"
     ]
    },
    {
     "id": "n-0162c7bfcf",
     "name": "Boisfeuillet Jones Atlanta Civic Center site",
     "city": "Atlanta",
     "state": "GA",
     "score": 8.0,
     "why": [
      "similar size (19 acres)",
      "same strategy: redevelop, reinhabit",
      "also in GA"
     ]
    },
    {
     "id": "n-169b839f16",
     "name": "Three Executive Campus",
     "city": "Cherry Hill",
     "state": "NJ",
     "score": 7.0,
     "why": [
      "similar size (28.2 acres)",
      "same strategy: redevelop, reinhabit"
     ]
    },
    {
     "id": "n-199007e67b",
     "name": "Corporate Square",
     "city": "Brookhaven",
     "state": "GA",
     "score": 7.0,
     "why": [
      "same strategy: redevelop, reinhabit",
      "also in GA",
      "24 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Fulton County",
   "2024": {
    "units_1": 2937,
    "units_2_4": 481,
    "units_5plus": 8159,
    "value_total": 2257568576
   },
   "2023": {
    "units_1": 2905,
    "units_2_4": 100,
    "units_5plus": 7096,
    "value_total": 2003182482
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "13121",
   "year": 2025,
   "establishments": 4327,
   "employment": 55938,
   "avg_annual_pay": 50638,
   "lq_employment": 0.6,
   "employment_change_1y": -2.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 3394,
    "emp": 48734
   },
   "2023": {
    "estab": 3732,
    "emp": 55757
   },
   "estab_change": 0.1,
   "emp_change": 0.144,
   "county_fips": "13121"
  },
  "schools": {
   "district": "Fulton County School District",
   "district_geoid": "1302280",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 1,
   "schools": [
    "Alpharetta High School"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "13121",
   "years": "2016-2025",
   "events": 266,
   "by_type": {
    "Thunderstorm Wind": 174,
    "Flash Flood": 48,
    "Hail": 34,
    "Tornado": 10
   },
   "property_damage_usd": 9525000,
   "deaths_direct": 2,
   "injuries_direct": 7,
   "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": 49000,
   "trucks_aadt": 1685,
   "road": "120",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 17,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ga/alpharetta-brookside-one-and-brookside-two/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}