{
 "id": "n-4aaf89bb8c",
 "slug": "clearfield-former-gas-station-for-wokw",
 "type": "gas-station",
 "name": "Former gas station for WOKW",
 "aka": [],
 "city": "Clearfield",
 "county": "Clearfield County",
 "state": "PA",
 "country": "US",
 "census_division": 2,
 "lat": 41.02728,
 "lon": -78.43919,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "gas station",
 "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: A former gas station in Clearfield, Pennsylvania, was purchased by Mark Harley in the late 1990s and renovated to house the WOKW radio station, office space, and an apartment.",
 "strategy": [
  "reinhabit"
 ],
 "new_use": [
  "housing",
  "office",
  "other"
 ],
 "share_retrofit": null,
 "status": "built",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "The building was completely renovated with office space being leased next door and an apartment on the top floor.",
 "narrative": "WOKW (102.9 FM) is a commercial radio station licensed to Curwensville, Pennsylvania, serving Clearfield County with an adult hits format. WOKW\u2019s studios are located in Clearfield, while the transmitter resides in Lawrence Township.\n\n\n== History ==\n\nWOKW signed on the air on August 1, 1989, at 10:29 am. That exact time and day was chosen as they numerically reflected the new station's frequency of 102.9.  The station was initially assigned the call letters WWWS, but those were changed shortly before the station went on the air.",
 "narrative_license": "CC BY-SA 4.0",
 "narrative_source": "https://en.wikipedia.org/wiki/WOKW",
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": null,
 "wikidata_qid": "Q7953864",
 "wikipedia": "https://en.wikipedia.org/wiki/WOKW",
 "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": "42033",
 "opp_score": 0.0,
 "opp_reasons": [
  "retrofit already built",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-1.6%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "The building was completely renovated with office space being leased next door and an apartment on the top floor.",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "y renovated with office space being leased next door and an apartment on the top floor.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "use",
   "evidence": "The building was completely renovated with office space being leased next door and an apartment on the top fl",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7490,
   "site_id": "n-4aaf89bb8c",
   "url": "https://en.wikipedia.org/wiki/WOKW",
   "title": "WOKW",
   "publisher": "Wikipedia",
   "date": null,
   "quote": "a former gas station location",
   "kind": "wikipedia",
   "license": "CC BY-SA 4.0",
   "retrieved": "2026-10-18"
  },
  {
   "id": 7491,
   "site_id": "n-4aaf89bb8c",
   "url": "https://en.wikipedia.org/wiki/WOKW",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Harley moved WOKW to its permanent location in the late 1990s to a former gas station location he purchased along Clearfield/Curwensville pike near a local shopping center.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 4440,
   "site_id": "n-4aaf89bb8c",
   "date": null,
   "year": 1990,
   "kind": "note",
   "detail": "Harley moved WOKW to its permanent location in the late 1990s to a former gas station location he purchased",
   "share": null,
   "source_id": 7491,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [
  {
   "id": 432,
   "site_id": "n-4aaf89bb8c",
   "kind": "sale",
   "date": null,
   "year": null,
   "price": null,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Harley",
   "seller": null,
   "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://en.wikipedia.org/wiki/WOKW",
   "source_title": null,
   "source_date": null,
   "quote": "a former gas station location he purchased",
   "verified": "draft",
   "retrieved": "2026-10-18"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Former gas station at 102.9 FM radio station WOKW location (purchased by Harley in 1990s) was renovated into office space (leased next door) and apartments (top floor).",
   "why": "Strategy: reinhabit (retrofit already built). Housing market shows 4.3% annual growth (ZHVI $144k, 2026-09), but 9.7% 5-year decline. 74 housing units permitted in Clearfield County 2024.",
   "where_it_stands": "Status: built. Traffic: 9,454 ADT on minor arterial (SECOND ST). Retail establishments down 4.3% (2012-2023).",
   "for_a_planner": [
    "74 housing units permitted in 2024",
    "traffic volume 9,454 ADT",
    "retail decline (-4.3% establishments)"
   ],
   "for_a_developer": [
    "ZHVI growth (4.3% YoY)",
    "mixed-use retrofit completed",
    "peer comparisons: 5 PA sites with 'reinhabit' strategy"
   ],
   "risks_and_unknowns": [
    "No current vacancy rates",
    "Renovation timeline unknown",
    "No pedestrian traffic data",
    "Radio station history not relevant to site use"
   ],
   "data_quality": "partial",
   "one_line": "Gas station retrofit to housing/office in Clearfield, PA, with 74 units permitted in 2024; housing market shows modest growth but long-term decline.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "54dfeb69ec14"
  },
  "elevation": {
   "elevation_ft": 1104.6,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "42033331200",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 1.28624539472451,
   "poverty_rate": 15.7766990291262,
   "median_family_income": 59702.0,
   "snap_households": 245.0,
   "pop2010": 2896.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 144352,
    "month": "2026-09",
    "change_1y": 0.043,
    "change_5y": -0.097
   },
   "zori": {
    "latest": 968,
    "month": "2026-09",
    "change_1y": null,
    "change_5y": null
   },
   "county_fips": "42033",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "42033331200",
   "jobs": 534,
   "retail_jobs": 61,
   "food_accommodation_jobs": 58,
   "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": "16830",
   "month": "202609",
   "median_listing_price": 176150,
   "median_listing_price_yy": 0.4117,
   "active_listing_count": 28,
   "median_days_on_market": 58,
   "price_reduced_share": 0.2274,
   "pending_ratio": 0.7679,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "42033331200",
   "kfr_p25": 0.4293,
   "jail_p25": 0.0169,
   "kids_count": 294.1599,
   "commuting_zone": "State College",
   "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-e41df3b63e",
     "name": "Allegheny Center Mall",
     "city": "Pittsburgh",
     "state": "PA",
     "score": 5.0,
     "why": [
      "same strategy: reinhabit",
      "also in PA"
     ]
    },
    {
     "id": "m-e60a451b70",
     "name": "Station Mall",
     "city": "Altoona",
     "state": "PA",
     "score": 5.0,
     "why": [
      "same strategy: reinhabit",
      "also in PA"
     ]
    },
    {
     "id": "n-68b77a79c1",
     "name": "Frances E. Willard School",
     "city": "Philadelphia",
     "state": "PA",
     "score": 4.5,
     "why": [
      "same strategy: reinhabit",
      "also in PA"
     ]
    },
    {
     "id": "n-662d79a86c",
     "name": "Lyndon at the Curtis",
     "city": "Philadelphia",
     "state": "PA",
     "score": 4.5,
     "why": [
      "same strategy: reinhabit",
      "also in PA"
     ]
    },
    {
     "id": "m-e594aa16bf",
     "name": "100 Oaks Mall",
     "city": "Nashville",
     "state": "TN",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit"
     ]
    },
    {
     "id": "m-0828e55f1a",
     "name": "Buford Clairmont Mall",
     "city": "Chamblee",
     "state": "GA",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Clearfield County",
   "2024": {
    "units_1": 74,
    "units_2_4": 4,
    "units_5plus": 10,
    "value_total": 22947435
   },
   "2023": {
    "units_1": 73,
    "units_2_4": 0,
    "units_5plus": 14,
    "value_total": 23950795
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "42033",
   "year": 2025,
   "establishments": 302,
   "employment": 4266,
   "avg_annual_pay": 34296,
   "lq_employment": 1.48,
   "employment_change_1y": -2.0,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 346,
    "emp": 4779
   },
   "2023": {
    "estab": 331,
    "emp": 4535
   },
   "estab_change": -0.043,
   "emp_change": -0.051,
   "county_fips": "42033"
  },
  "schools": {
   "district": "Clearfield Area School District",
   "district_geoid": "4206150",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 0,
   "schools": [],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "42033",
   "years": "2016-2025",
   "events": 144,
   "by_type": {
    "Thunderstorm Wind": 125,
    "Flash Flood": 10,
    "Flood": 4,
    "Hail": 4,
    "Lightning": 1
   },
   "property_damage_usd": 8461000,
   "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": 9454,
   "trucks_aadt": null,
   "road": "SECOND ST",
   "class": "minor arterial",
   "lanes": null,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/gas-stations/pa/clearfield-former-gas-station-for-wokw/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Clearfield County (42033) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US42033",
   "why": "the county's Census profile",
   "from": "site.county_fips 42033",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=41.02728%2C-78.43919",
   "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=41.02728&p_long=-78.43919&p_radius=1",
   "why": "EPA Enforcement and Compliance History: regulated facilities near the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Wikipedia article",
   "url": "https://en.wikipedia.org/wiki/WOKW",
   "why": "the encyclopedia article for this site (CC BY-SA)",
   "from": "site.wikipedia",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Wikidata item Q7953864",
   "url": "https://www.wikidata.org/wiki/Q7953864",
   "why": "the structured-data item: identifiers, coordinates, images, other-language articles",
   "from": "site.wikidata_qid",
   "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%2C41.02728%2C-78.43919&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=41.02728%2C-78.43919",
   "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=41.02728%2C-78.43919",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=41.02728~-78.43919&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=41.02728,-78.43919&z=17&q=Former%20gas%20station%20for%20WOKW",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=41.02728&mlon=-78.43919#map=17/41.02728/-78.43919",
   "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=41.02728/lng=-78.43919",
   "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#17/41.02728/-78.43919",
   "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=-78.43919,41.02728&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Clearfield, PA",
   "url": "https://www.loopnet.com/search/commercial-real-estate/clearfield-pa/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: \u201cFormer gas station for WOKW\u201d",
   "url": "https://news.google.com/search?q=%22Former+gas+station+for+WOKW%22+Clearfield",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cFormer gas station for WOKW\u201d",
   "url": "https://www.bing.com/news/search?q=%22Former+gas+station+for+WOKW%22+Clearfield",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Clearfield, Pennsylvania on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Clearfield,_Pennsylvania",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}