{
 "id": "n-5ef0926c83",
 "slug": "los-angeles-beverly-plaza-shopping-center-2",
 "type": "strip",
 "name": "Beverly Plaza Shopping Center",
 "aka": [],
 "city": "Los Angeles",
 "county": "Los Angeles County",
 "state": "CA",
 "country": "US",
 "census_division": 9,
 "lat": 34.06953,
 "lon": -118.3751,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "commercial strip mall",
 "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 mynewsla.com, model-extracted, unreviewed: The Beverly Plaza Shopping Center, a strip mall, is proposed to be demolished and replaced with an eight-story mixed-use building containing 126 dwelling units and 11,615 square feet of ground-floor commercial space.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "mixed",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "J.J. Abraham and 400 S. Vicente LLC",
 "architect": null,
 "after_notes": "proposed eight-story, mixed-use building",
 "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": "06037",
 "opp_score": 0.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county shrank -2.5% 2018\u201323",
  "median rent $1,893",
  "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": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "11 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "45,037 on a counted road",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "9,430 units, Los Angeles County",
   "origin": "census-bps"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,806/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-2.5%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "proposed eight-story, mixed-use building",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "proposed eight-story, mixed-use building",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7373,
   "site_id": "n-5ef0926c83",
   "url": "https://mynewsla.com/government/2024/03/14/planning-commission-moves-forward-plans-to-demolish-strip-mall-for-housing/",
   "title": "Planning Commission Moves Forward Plans to Demolish Strip Mall for Housing",
   "publisher": "mynewsla.com",
   "date": null,
   "quote": "Beverly Plaza Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "J.J. Abraham and 400 S. Vicente LLC",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Beverly Plaza Shopping Center (strip mall, Los Angeles) is proposed for redevelopment into housing, mixed-use, and retail by J.J. Abraham and 400 S. Vicente LLC. An eight-story mixed-use building is planned. The project is marked as 'proposed' with no current construction or approval status confirmed. The opportunity score is 0.0 due to being 'already in play' (similar projects under construction/approved nearby), a county population decline (-2.5% 2018\u201323), median rent at $1,893, and housing already documented in the record. Context shows 11 nearby sites within 10km, including demolished buildings (Vacant Beverly Grove) and ongoing projects (Town & Country Market under construction). Housing market data shows ZHVI at $871,674 (2026-09) with modest annual growth. Retail employment and establishments grew 8.5% and 2.3% (2012\u20132023), respectively. Traffic volume is high (45,037 ADT) on a principal arterial road. No additional details on site-specific constraints or timeline are provided.",
   "why": "The record explicitly states the project is not a strong opportunity due to existing market activity and demographic trends. No new development potential is indicated beyond the proposed plan.",
   "where_it_stands": "Proposed, with no active construction or approval status noted. Developer and plan details are listed but unverified (status: 'draft').",
   "for_a_planner": [
    "High traffic volume (45k ADT) on a principal arterial may support mixed-use development.",
    "County population decline and median rent data suggest housing demand may be constrained."
   ],
   "for_a_developer": [
    "Similar projects (e.g., Town & Country Market, Westside Pavilion) are already active nearby, reducing market differentiation.",
    "Housing market growth is modest (ZHVI +0.4% YoY), and the project is flagged as 'already in play'."
   ],
   "risks_and_unknowns": [
    "No timeline or approval status provided for the proposed project.",
    "County population decline (-2.5%) may impact long-term demand, but no further context is given."
   ],
   "data_quality": "partial",
   "one_line": "Proposed redevelopment of a strip mall into housing/retail; not a strong opportunity due to existing market activity, county population decline, and housing already documented.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "865ebe00b31a"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-92583851c5",
     "name": "Vacant Beverly Grove buildings",
     "city": "Beverly Grove",
     "status": "demolished",
     "km": 0.7
    },
    {
     "id": "m-b5a4b233bd",
     "name": "Town & Country Market",
     "city": "Los Angeles",
     "status": "under construction",
     "km": 1.4
    },
    {
     "id": "n-df0d7506ee",
     "name": "Crossroads of the World",
     "city": "Los Angeles",
     "status": "approved",
     "km": 4.8
    },
    {
     "id": "n-154fd33cb4",
     "name": "Walker",
     "city": "Los Angeles",
     "status": "under construction",
     "km": 6.8
    },
    {
     "id": "m-6a90631712",
     "name": "Westside Pavilion",
     "city": "Los Angeles",
     "status": "built",
     "km": 6.9
    },
    {
     "id": "n-3744d94b4e",
     "name": "Crosby",
     "city": "Los Angeles",
     "status": "built",
     "km": 7.3
    },
    {
     "id": "n-228798cae2",
     "name": "Mason",
     "city": "Los Angeles",
     "status": "built",
     "km": 7.4
    },
    {
     "id": "n-c91c8ababb",
     "name": "Baldwin Hills Crenshaw Plaza",
     "city": "Los Angeles",
     "status": "under construction",
     "km": 7.5
    },
    {
     "id": "n-15243472c7",
     "name": "Grayson",
     "city": "Los Angeles",
     "status": "built",
     "km": 7.7
    },
    {
     "id": "n-2eabcfcec8",
     "name": "Westmore",
     "city": "Los Angeles",
     "status": "built",
     "km": 8.0
    },
    {
     "id": "n-dd9c6c008a",
     "name": "Atlas House",
     "city": "Los Angeles",
     "status": "built",
     "km": 8.7
    }
   ],
   "count_10km": 11,
   "count_25km": 37
  },
  "elevation": {
   "elevation_ft": 146.0,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "06037214800",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 6.04301809491294,
   "median_family_income": 129659.0,
   "snap_households": 0.0,
   "pop2010": 2573.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 871674,
    "month": "2026-09",
    "change_1y": 0.004,
    "change_5y": 0.131
   },
   "zori": {
    "latest": 2806,
    "month": "2026-09",
    "change_1y": 0.013,
    "change_5y": 0.177
   },
   "county_fips": "06037",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "06037214800",
   "jobs": 2910,
   "retail_jobs": 894,
   "food_accommodation_jobs": 684,
   "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": "90048",
   "month": "202609",
   "median_listing_price": 2322250,
   "median_listing_price_yy": 0.023,
   "active_listing_count": 93,
   "median_days_on_market": 62,
   "price_reduced_share": 0.0712,
   "pending_ratio": 0.1351,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "06037214800",
   "kfr_p25": 0.4809,
   "jail_p25": 0.0003,
   "kids_count": 106.6788,
   "commuting_zone": "Los Angeles",
   "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-12bf0b2d82",
     "name": "Beverly Plaza Shopping Center",
     "city": "LOS ANGELES",
     "state": "CA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "12 km away"
     ]
    },
    {
     "id": "n-11d065d256",
     "name": "Victoria Golf Course",
     "city": "Carson",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "29 km away"
     ]
    },
    {
     "id": "n-04778d0a00",
     "name": "Glendale Garden Apartments",
     "city": "Glendale",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "15 km away"
     ]
    },
    {
     "id": "n-c750ec2a03",
     "name": "Sears department store",
     "city": "Glendale",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "14 km away"
     ]
    },
    {
     "id": "m-c6536f79eb",
     "name": "Plaza Pasadena",
     "city": "Pasadena",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "23 km away"
     ]
    },
    {
     "id": "m-1fa536a881",
     "name": "La Mirada Mall",
     "city": "La Mirada",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "39 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Los Angeles County",
   "2024": {
    "units_1": 9106,
    "units_2_4": 1273,
    "units_5plus": 9430,
    "value_total": 3876623417
   },
   "2023": {
    "units_1": 9554,
    "units_2_4": 1518,
    "units_5plus": 13214,
    "value_total": 5392309587
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "06037",
   "year": 2025,
   "establishments": 28960,
   "employment": 391331,
   "avg_annual_pay": 52235,
   "lq_employment": 0.87,
   "employment_change_1y": -1.7,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 28345,
    "emp": 386821
   },
   "2023": {
    "estab": 28998,
    "emp": 419890
   },
   "estab_change": 0.023,
   "emp_change": 0.085,
   "county_fips": "06037"
  },
  "schools": {
   "district": "Los Angeles Unified School District",
   "district_geoid": "0622710",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 4,
   "schools": [
    "Horace Mann Elementary",
    "Carthay Elementary Of Environmental Studies Magnet",
    "Hancock Park Elementary",
    "Rosewood Avenue Elementary"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "06037",
   "years": "2016-2025",
   "events": 157,
   "by_type": {
    "Flash Flood": 86,
    "Thunderstorm Wind": 35,
    "Debris Flow": 21,
    "Hail": 6,
    "Tornado": 6,
    "Funnel Cloud": 1,
    "Lightning": 1,
    "Flood": 1
   },
   "property_damage_usd": 8000,
   "deaths_direct": 1,
   "injuries_direct": 2,
   "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": 45037,
   "trucks_aadt": 4972,
   "road": null,
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 26,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/ca/los-angeles-beverly-plaza-shopping-center-2/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}