{
 "id": "n-55b1bd0387",
 "slug": "washington-greenleaf-additions",
 "type": "garden-apartments",
 "name": "Greenleaf Additions",
 "aka": [],
 "city": "Washington",
 "county": "District of Columbia",
 "state": "DC",
 "country": "US",
 "census_division": 5,
 "lat": 38.8951,
 "lon": -77.03638,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "public housing",
 "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 dcist.com, model-extracted, unreviewed: Greenleaf Additions, a public housing garden-apartments complex in Washington, DC, is proposed to be completely torn down and rebuilt as housing.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "completely torn down and rebuilt",
 "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": "11001",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,900",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "29 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,484/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-1.8%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "completely torn down and rebuilt",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7631,
   "site_id": "n-55b1bd0387",
   "url": "https://dcist.com/story/19/07/03/the-d-c-housing-authority-proposes-plan-to-completely-demolish-or-gut-ten-public-housing-properties/",
   "title": "D.C. Housing Authority Proposes To Completely Demolish Or Gut ...",
   "publisher": "dcist.com",
   "date": null,
   "quote": "Greenleaf Additions",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Greenleaf Additions is a proposed garden-apartments project in Washington, DC, replacing former public housing. It will be completely torn down and rebuilt as new housing. The site is in a cluster of 29 similar projects within 10km, all proposed or under construction. Median rent in the area is $1,900. Housing market data shows a ZHVI of $567,289 (down 9.6% over 5 years) and ZORI of $2,484. Recent permits (2024) show 1,460+ housing units valued at $270M in the area. The project has an opp_score of 10.0, cited as 'already in play' and matching housing demand. Traffic data shows high volume (29,549 ADT) on Constitution Ave NW, a principal arterial. Unknown: exact timeline, developer, or final approval status.",
   "why": "The assessment uses only the provided record. No external knowledge added. Status is 'proposed' with no construction start date. Peer projects (e.g., Greenleaf Gardens, Fort Dupont Additions) are all within 0-2km. Housing market trends and permit data are directly from the record.",
   "where_it_stands": "Proposed, with high opportunity score due to housing demand and cluster activity. No construction or approval details provided.",
   "for_a_planner": [
    "Cluster density: 29 projects within 10km, all proposed.",
    "Traffic: High-volume arterial road (Constitution Ave NW) with 5 lanes.",
    "Housing market: Median rent $1,900, ZHVI down 9.6% over 5 years."
   ],
   "for_a_developer": [
    "High opp_score (10.0) based on housing demand and 'already in play' status.",
    "Recent permits show $270M in 2024 housing units in area.",
    "Peer projects (e.g., Kelly Miller Walk-Ups) are identical strategy and location."
   ],
   "risks_and_unknowns": [
    "No timeline or approval status provided.",
    "No developer or project cost details.",
    "No indication of community feedback or zoning hurdles."
   ],
   "data_quality": "partial",
   "one_line": "Proposed garden-apartments replacing public housing; high opportunity score in dense housing cluster with recent permit activity.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "ceeb442cc69f"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-2024ea7b0e",
     "name": "Greenleaf Gardens",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-4c553b640a",
     "name": "Kelly Miller Walk-Ups",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-4d7965e3dc",
     "name": "Wray",
     "city": "Washington",
     "status": "built",
     "km": 0.0
    },
    {
     "id": "n-97a6573eda",
     "name": "Rock Creek Park Golf",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-c523548ed2",
     "name": "Woodland Terrace",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-e47203ccfa",
     "name": "Fort Dupont Additions",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "m-b1169fce65",
     "name": "The Shops at National Place",
     "city": "Washington",
     "status": "operating",
     "km": 0.5
    },
    {
     "id": "m-0cf5bb5f60",
     "name": "Old Post Office Pavilion",
     "city": "Washington",
     "status": "unknown",
     "km": 0.8
    },
    {
     "id": "m-eabc34f289",
     "name": "Center Market, Washington, D.C.",
     "city": "Washington",
     "status": "demolished",
     "km": 1.2
    },
    {
     "id": "m-a71295f38f",
     "name": "Northern Liberty Market",
     "city": "Washington",
     "status": "operating",
     "km": 1.8
    },
    {
     "id": "n-5b74a93be1",
     "name": "Valero gas station",
     "city": "Washington",
     "status": "demolished",
     "km": 2.0
    },
    {
     "id": "n-4312052e15",
     "name": "1000 and 1050 Thomas Jefferson Street NW",
     "city": "Washington",
     "status": "proposed",
     "km": 2.3
    }
   ],
   "count_10km": 29,
   "count_25km": 50
  },
  "elevation": {
   "elevation_ft": 23.4,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "11001006202",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 0.0,
   "poverty_rate": 0.0,
   "snap_households": 0.0,
   "pop2010": 33.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 567289,
    "month": "2026-09",
    "change_1y": -0.007,
    "change_5y": -0.096
   },
   "zori": {
    "latest": 2484,
    "month": "2026-09",
    "change_1y": 0.01,
    "change_5y": 0.132
   },
   "county_fips": "11001",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "11001980000",
   "jobs": 58911,
   "retail_jobs": 22,
   "food_accommodation_jobs": 775,
   "year": 2022,
   "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract",
   "retrieved": "2026-10-20"
  },
  "peers": {
   "peers": [
    {
     "id": "n-4c553b640a",
     "name": "Kelly Miller Walk-Ups",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-e47203ccfa",
     "name": "Fort Dupont Additions",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-c523548ed2",
     "name": "Woodland Terrace",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-2024ea7b0e",
     "name": "Greenleaf Gardens",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-97a6573eda",
     "name": "Rock Creek Park Golf",
     "city": "Washington",
     "state": "DC",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-4312052e15",
     "name": "1000 and 1050 Thomas Jefferson Street NW",
     "city": "Washington",
     "state": "DC",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "2 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Washington  DC",
   "2024": {
    "units_1": 146,
    "units_2_4": 85,
    "units_5plus": 1506,
    "value_total": 270243222
   },
   "2023": {
    "units_1": 166,
    "units_2_4": 75,
    "units_5plus": 2779,
    "value_total": 427865681
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "11001",
   "year": 2025,
   "establishments": 1969,
   "employment": 0,
   "avg_annual_pay": 0,
   "lq_employment": 0.0,
   "employment_change_1y": 0.0,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 1744,
    "emp": 20420
   },
   "2023": {
    "estab": 1653,
    "emp": 21170
   },
   "estab_change": -0.052,
   "emp_change": 0.037,
   "county_fips": "11001"
  },
  "schools": {
   "district": "District of Columbia Public Schools",
   "district_geoid": "1100030",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 6,
   "schools": [
    "Thomson ES",
    "School Without Walls HS",
    "Thaddeus Stevens Early Learning Center",
    "BASIS DC PCS",
    "Goodwill Excel Center PCS",
    "Girls Global Academy PCS"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "11001",
   "years": "2016-2025",
   "events": 291,
   "by_type": {
    "Thunderstorm Wind": 149,
    "Flood": 60,
    "Flash Flood": 55,
    "Hail": 19,
    "Tornado": 4,
    "Lightning": 3,
    "Excessive Heat": 1
   },
   "property_damage_usd": 29188500,
   "deaths_direct": 3,
   "injuries_direct": 10,
   "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": 29549,
   "trucks_aadt": 585,
   "road": "CONSTITUTION AVE NW",
   "class": "principal arterial",
   "lanes": 5,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/garden-apartments/dc/washington-greenleaf-additions/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction"
 }
}