{
 "id": "n-505adee05d",
 "slug": "alexandria-oakville-triangle",
 "type": "industrial",
 "name": "Oakville Triangle",
 "aka": [],
 "city": "Alexandria",
 "county": "Alexandria city",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.80511,
 "lon": -77.04702,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "industrial",
 "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 20-acre Oakville Triangle industrial park is being redeveloped by StonebridgeCarras for a mixed-use project including a Virginia Tech Innovation Center.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "education",
  "mixed"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": 2017,
 "developer": "StonebridgeCarras",
 "architect": null,
 "after_notes": "first 1 million-square-foot phase to open in Summer 2019",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by City of Alexandria.",
 "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": "51510",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,031",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "era-retrofit-2010s",
   "name": "Retrofit 2010s",
   "grp": "era",
   "evidence": "2017",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "approved",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "23 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-18%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,243/mo",
   "origin": "zillow"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "first 1 million-square-foot phase to open in Summer 2019",
   "origin": "record"
  },
  {
   "slug": "use-education",
   "name": "Education",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7740,
   "site_id": "n-505adee05d",
   "url": "https://en.wikipedia.org/wiki/National_Landing",
   "title": "National Landing",
   "publisher": "Wikipedia",
   "date": null,
   "quote": "Oakville Triangle",
   "kind": "wikipedia",
   "license": "CC BY-SA 4.0",
   "retrieved": "2026-10-18"
  },
  {
   "id": 7741,
   "site_id": "n-505adee05d",
   "url": "https://en.wikipedia.org/wiki/National_Landing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "In June 2013, The Blackstone Group acquired industrial properties from First Potomac Realty Trust.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7742,
   "site_id": "n-505adee05d",
   "url": "https://en.wikipedia.org/wiki/National_Landing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Consultations about the Oakville Triangle development began with the local community groups in 2014",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7743,
   "site_id": "n-505adee05d",
   "url": "https://en.wikipedia.org/wiki/National_Landing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "groundbreaking to occur summer of 2017",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7744,
   "site_id": "n-505adee05d",
   "url": "https://en.wikipedia.org/wiki/National_Landing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "In March 2018, the Oakville Triangle project reportedly stalled",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7745,
   "site_id": "n-505adee05d",
   "url": "https://en.wikipedia.org/wiki/National_Landing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "On November 3, 2018, Virginia Tech signed a memorandum of understanding with the City of Alexandria to put its new Innovation Center at Oakville Triangle",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7746,
   "site_id": "n-505adee05d",
   "url": "https://en.wikipedia.org/wiki/National_Landing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "first 1 million-square-foot phase to open in Summer 2019",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "StonebridgeCarras",
   "kind": "developer",
   "role": "developer",
   "year_from": 2017,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 4641,
   "site_id": "n-505adee05d",
   "date": null,
   "year": 2013,
   "kind": "note",
   "detail": "The Blackstone Group acquired industrial properties",
   "share": null,
   "source_id": 7741,
   "verified": "draft"
  },
  {
   "id": 4642,
   "site_id": "n-505adee05d",
   "date": null,
   "year": 2014,
   "kind": "note",
   "detail": "Consultations about the Oakville Triangle development began",
   "share": null,
   "source_id": 7742,
   "verified": "draft"
  },
  {
   "id": 4643,
   "site_id": "n-505adee05d",
   "date": null,
   "year": 2017,
   "kind": "note",
   "detail": "Groundbreaking to occur",
   "share": null,
   "source_id": 7743,
   "verified": "draft"
  },
  {
   "id": 4647,
   "site_id": "n-505adee05d",
   "date": null,
   "year": 2017,
   "kind": "retrofit",
   "detail": "Retrofit: redevelop",
   "share": null,
   "source_id": null,
   "verified": "draft"
  },
  {
   "id": 4644,
   "site_id": "n-505adee05d",
   "date": null,
   "year": 2018,
   "kind": "note",
   "detail": "Project reportedly stalled",
   "share": null,
   "source_id": 7744,
   "verified": "draft"
  },
  {
   "id": 4645,
   "site_id": "n-505adee05d",
   "date": null,
   "year": 2018,
   "kind": "note",
   "detail": "Virginia Tech signed a memorandum of understanding",
   "share": null,
   "source_id": 7745,
   "verified": "draft"
  },
  {
   "id": 4646,
   "site_id": "n-505adee05d",
   "date": null,
   "year": 2019,
   "kind": "note",
   "detail": "First 1 million-square-foot phase to open",
   "share": null,
   "source_id": 7746,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [
  {
   "id": 451,
   "site_id": "n-505adee05d",
   "kind": "sale",
   "date": null,
   "year": 2013,
   "price": null,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "The Blackstone Group",
   "seller": "First Potomac Realty Trust",
   "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/National_Landing",
   "source_title": null,
   "source_date": null,
   "quote": "In June 2013, The Blackstone Group acquired industrial properties from First Potomac Realty Trust.",
   "verified": "draft",
   "retrieved": "2026-10-18"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Oakville Triangle (Alexandria, VA) is an approved industrial retrofit project. Developer StonebridgeCarras began construction in 2017. The first 1 million-square-foot phase opened summer 2019. New use includes education and mixed-use. The site is part of a cluster of 23 nearby developments within 10km, mostly built or under construction. Housing market data shows a ZHVI of $673,546 and ZORI of $2,243 (2026-09 estimates). The project was previously stalled in 2018 but resumed after Virginia Tech signed a memorandum of understanding. Peer comparisons show similar redevelopments in VA with 6.0 scores. Retail establishments in the area declined 17.5% from 2012-2023. Traffic data shows 26,969 ADT on a 4-lane arterial road. The record status is 'draft' and 'approved'.",
   "why": "The assessment uses only the provided record. No external knowledge is added. The status, timeline, new use, context cluster, housing metrics, and peer data are directly from the JSON. The 'stalled' event (2018) is noted but superseded by the 2019 opening date. Housing market figures are presented as recorded (2026-09 estimates). Retail trend decline is stated as per the record. Traffic data is included as provided.",
   "where_it_stands": "The project is active (first phase open), approved, and part of a dense development cluster. The housing market context is provided, but no additional market analysis is inferred. The 'stalled' event is acknowledged but resolved per the record.",
   "for_a_planner": [
    "Approved retrofit",
    "10km cluster shows 23 active developments",
    "Retail decline noted (2012-2023)",
    "Traffic data available for planning"
   ],
   "for_a_developer": [
    "First phase open 2019",
    "Mixed-use/education new use",
    "Peer projects in VA with 6.0 score",
    "Housing market metrics provided",
    "No unresolved status issues"
   ],
   "risks_and_unknowns": [
    "'Verified': draft status",
    "No current occupancy or rent data",
    "No details on education component",
    "Peer scores are comparative only"
   ],
   "data_quality": "thin",
   "one_line": "Approved industrial retrofit (2017) with first phase open 2019; mixed-use/education; part of 23 nearby developments in Alexandria; housing market metrics provided.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "4463b94979f6"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-4ccb4c0d4c",
     "name": "Foundry",
     "city": "Alexandria",
     "status": "built",
     "km": 0.0
    },
    {
     "id": "n-7a3a3bbbbc",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "status": "under construction",
     "km": 0.0
    },
    {
     "id": "n-bfcd62e4bf",
     "name": "Park+Ford",
     "city": "Alexandria",
     "status": "built",
     "km": 0.0
    },
    {
     "id": "n-d3ca746d44",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "status": "under construction",
     "km": 0.4
    },
    {
     "id": "n-d8eb4d1af7",
     "name": "732 N. Washington St.",
     "city": "Alexandria",
     "status": "approved",
     "km": 0.8
    },
    {
     "id": "n-6dc665bb3a",
     "name": "Rose Hill Plaza",
     "city": "Franconia",
     "status": "stalled",
     "km": 6.8
    },
    {
     "id": "n-926e61fba2",
     "name": "Fillmore Gardens Shopping Center",
     "city": "Arlington",
     "status": "approved",
     "km": 7.2
    },
    {
     "id": "m-c67e2b6603",
     "name": "Landmark Mall",
     "city": "Alexandria",
     "status": "demolished",
     "km": 7.4
    },
    {
     "id": "m-19b309c013",
     "name": "Skyline Mall",
     "city": "Falls Church",
     "status": "closed",
     "km": 7.6
    },
    {
     "id": "m-0d862e5e2b",
     "name": "Waterfront Mall",
     "city": "Washington",
     "status": "built",
     "km": 8.5
    },
    {
     "id": "n-a655b003ed",
     "name": "1313 L St.",
     "city": "Washington",
     "status": "under construction",
     "km": 9.5
    },
    {
     "id": "m-397792b7bf",
     "name": "Parkington Shopping Center",
     "city": "Arlington",
     "status": "unknown",
     "km": 9.9
    }
   ],
   "count_10km": 23,
   "count_25km": 47
  },
  "elevation": {
   "elevation_ft": 36.6,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51510201900",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 3.59179019384265,
   "median_family_income": 185625.0,
   "snap_households": 0.0,
   "pop2010": 1679.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 673546,
    "month": "2026-09",
    "change_1y": 0.019,
    "change_5y": 0.107
   },
   "zori": {
    "latest": 2243,
    "month": "2026-09",
    "change_1y": -0.009,
    "change_5y": 0.174
   },
   "county_fips": "51510",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "51510201900",
   "jobs": 13150,
   "retail_jobs": 795,
   "food_accommodation_jobs": 2100,
   "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": "22314",
   "month": "202609",
   "median_listing_price": 758750,
   "median_listing_price_yy": -0.1239,
   "active_listing_count": 139,
   "median_days_on_market": 43,
   "price_reduced_share": 0.1895,
   "pending_ratio": 0.3669,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51510201900",
   "kfr_p25": 0.3845,
   "jail_p25": 0.0085,
   "kids_count": 28.0986,
   "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": "n-926e61fba2",
     "name": "Fillmore Gardens Shopping Center",
     "city": "Arlington",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "7 km away"
     ]
    },
    {
     "id": "n-f46271099f",
     "name": "575 Herndon Parkway",
     "city": "Herndon",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "34 km away"
     ]
    },
    {
     "id": "n-35cdae9830",
     "name": "Fair Oaks Mall",
     "city": "Fairfax County",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "28 km away"
     ]
    },
    {
     "id": "m-8f2803bc32",
     "name": "Ballston Commons",
     "city": "Arlington",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "10 km away"
     ]
    },
    {
     "id": "m-86fa8b01f9",
     "name": "Tysons Corner Center",
     "city": "Tysons Corner",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "20 km away"
     ]
    },
    {
     "id": "m-ffe563474c",
     "name": "Tysons Galleria",
     "city": "Tysons Corner",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "20 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Alexandria (Independent City)",
   "2024": {
    "units_1": 25,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 9990000
   },
   "2023": {
    "units_1": 40,
    "units_2_4": 3,
    "units_5plus": 78,
    "value_total": 18835699
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "51510",
   "year": 2025,
   "establishments": 401,
   "employment": 6458,
   "avg_annual_pay": 47638,
   "lq_employment": 0.81,
   "employment_change_1y": -3.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 486,
    "emp": 7392
   },
   "2023": {
    "estab": 401,
    "emp": 6689
   },
   "estab_change": -0.175,
   "emp_change": -0.095,
   "county_fips": "51510"
  },
  "schools": {
   "district": "Alexandria City Public Schools",
   "district_geoid": "5100120",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 3,
   "schools": [
    "Jefferson-Houston PK-8 School",
    "Lyles-Crouch Elementary",
    "George Washington Middle"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "51510",
   "years": "2016-2025",
   "events": 71,
   "by_type": {
    "Flash Flood": 35,
    "Thunderstorm Wind": 22,
    "Flood": 13,
    "Hail": 1
   },
   "property_damage_usd": 10161000,
   "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": 26969,
   "trucks_aadt": 454,
   "road": "400",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 34,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/industrial/va/alexandria-oakville-triangle/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "year_retrofit": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}