{
 "id": "n-734a311729",
 "slug": "fredericksburg-eagle-village-shopping-center",
 "type": "strip",
 "name": "Eagle Village Shopping Center",
 "aka": [],
 "city": "Fredericksburg",
 "county": "Fredericksburg city",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.30012,
 "lon": -77.45715,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "retail",
 "year_opened": null,
 "year_closed": null,
 "acres": 13.2,
 "gla_sqft": 127000,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from fxbgadvance.com, model-extracted, unreviewed: Proposed rezoning and redevelopment of a 13.2-acre strip mall into a walkable, mixed-use center with housing.",
 "strategy": [
  "redevelop",
  "regreen"
 ],
 "new_use": [
  "housing",
  "mixed",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "walkable, mixed use centers",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "from Commercial Shopping Center to Commercial Highway with T-5 commercial transect",
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by Fredericksburg Planning Commission.",
 "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": "51630",
 "opp_score": 5.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,521",
  "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-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-0.3%",
   "origin": "census-acs"
  },
  {
   "slug": "scale-small-site",
   "name": "Under 20 acres",
   "grp": "scale",
   "evidence": "13.2 acres",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "walkable, mixed use centers",
   "origin": "record"
  },
  {
   "slug": "strategy-regreen",
   "name": "Regreened",
   "grp": "strategy",
   "evidence": "walkable, mixed use centers",
   "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": "walkable, mixed use centers Approved by Fredericksburg Planning Commission.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 6978,
   "site_id": "n-734a311729",
   "url": "https://www.fxbgadvance.com/p/city-planning-commission-to-consider",
   "title": "City Planning Commission to Consider Eagle Village Rezoning",
   "publisher": "fxbgadvance.com",
   "date": null,
   "quote": "Eagle Village Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 6979,
   "site_id": "n-734a311729",
   "url": "https://www.fxbgadvance.com/p/city-planning-commission-to-consider",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The Fredericksburg Planning Commission on Wednesday will consider a recommendation from staff to rezone the 13.2-acre Eagle Village Shopping Center",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 4052,
   "site_id": "n-734a311729",
   "date": null,
   "year": 2025,
   "kind": "note",
   "detail": "Planning Commission to consider rezoning",
   "share": null,
   "source_id": 6979,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Eagle Village Shopping Center (13.2 acres, 127k sq ft GLA) in Fredericksburg, VA, is proposed for redevelopment to housing/mixed use. Zoning changed from Commercial Shopping Center to Commercial Highway (T-5 transect), approved by Fredericksburg Planning Commission. A 2025 Planning Commission meeting is scheduled to consider rezoning. Permits show 37 residential units approved in 2024. ",
   "why": "Zoning change approved, housing market strong (ZHVI +17.5% 5y), peer projects in similar markets (e.g., Greenbrier Shopping Center 0km away, also proposed). Median retail rent $1,521. ",
   "where_it_stands": "Status: proposed. Planning Commission approved zoning change. Construction underway (37 units permitted in 2024). ",
   "for_a_planner": [
    "Zoning change to T-5 transect aligns with mixed-use strategy. Traffic: minor arterial (2 lanes, 13k ADT). ",
    "Peer cluster: 1 nearby proposed mall (Greenbrier, 0km). "
   ],
   "for_a_developer": [
    "Housing market shows growth (ZHVI +17.5% 5y). Median rent $1,521 supports retail viability. ",
    "Permits confirm active construction (37 units in 2024). "
   ],
   "risks_and_unknowns": [
    "No current tenant data or retail vacancy rate. ",
    "Yield metrics (value/acres, parcel value) missing. ",
    "Conflict: Planning Commission approved zoning but 2025 event lists 'to consider' rezoning. "
   ],
   "data_quality": "good",
   "one_line": "Proposed redevelop to housing/mixed use; zoning approved, 37 units permitted in 2024; strong housing market, peer cluster nearby.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "545f539d9392"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-52c5bc7b31",
     "name": "Greenbrier Shopping Center",
     "city": "Fredericksburg",
     "status": "proposed",
     "km": 0.0
    }
   ],
   "count_10km": 1,
   "count_25km": 1
  },
  "elevation": {
   "elevation_ft": 39.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51630000100",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 6.38397880900846,
   "poverty_rate": 9.82981220657277,
   "median_family_income": 130000.0,
   "snap_households": 141.0,
   "pop2010": 3018.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 467891,
    "month": "2026-09",
    "change_1y": 0.017,
    "change_5y": 0.175
   },
   "zori": {
    "latest": 1933,
    "month": "2026-09",
    "change_1y": 0.046,
    "change_5y": 0.243
   },
   "county_fips": "51630",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "51630000100",
   "jobs": 3811,
   "retail_jobs": 223,
   "food_accommodation_jobs": 962,
   "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": "22401",
   "month": "202609",
   "median_listing_price": 584950,
   "median_listing_price_yy": -0.07,
   "active_listing_count": 73,
   "median_days_on_market": 54,
   "price_reduced_share": 0.2648,
   "pending_ratio": 0.4069,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51630000100",
   "kfr_p25": 0.4236,
   "jail_p25": 0.0317,
   "kids_count": 126.1576,
   "commuting_zone": "Fredericksburg",
   "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-9e4beb4b28",
     "name": "Harbor Bay Landing",
     "city": "Alameda",
     "state": "CA",
     "score": 9.0,
     "why": [
      "similar size (9.6 acres)",
      "similar GLA (130,000 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-c178253052",
     "name": "D.R. Horton Engineering Drive",
     "city": "Peachtree Corners",
     "state": "GA",
     "score": 8.5,
     "why": [
      "similar size (9.35 acres)",
      "similar GLA (101,000 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-ccce382222",
     "name": "Cambrian Park Plaza",
     "city": "San Jose",
     "state": "CA",
     "score": 8.0,
     "why": [
      "similar size (18.13 acres)",
      "similar GLA (168,460 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-f6c5291bf9",
     "name": "El Paseo and 1777 Saratoga Avenue",
     "city": "San Jose",
     "state": "CA",
     "score": 7.5,
     "why": [
      "similar size (10.76 acres)",
      "similar GLA (126,345 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-509f236fc5",
     "name": "Moonlite Center Development",
     "city": "Santa Clara",
     "state": "CA",
     "score": 7.0,
     "why": [
      "similar size (14.34 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-52c5bc7b31",
     "name": "Greenbrier Shopping Center",
     "city": "Fredericksburg",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "0 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Fredericksburg(Independent Cit",
   "2024": {
    "units_1": 37,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 11336980
   },
   "2023": {
    "units_1": 82,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 22591435
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "51630",
   "year": 2025,
   "establishments": 234,
   "employment": 3364,
   "avg_annual_pay": 36622,
   "lq_employment": 1.36,
   "employment_change_1y": -1.2,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 252,
    "emp": 4147
   },
   "2023": {
    "estab": 246,
    "emp": 4024
   },
   "estab_change": -0.024,
   "emp_change": -0.03,
   "county_fips": "51630"
  },
  "schools": {
   "district": "Fredericksburg City Public Schools",
   "district_geoid": "5101510",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 1,
   "schools": [
    "Walker-Grant Early Childhood Center"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "51630",
   "years": "2016-2025",
   "events": 22,
   "by_type": {
    "Thunderstorm Wind": 14,
    "Flood": 7,
    "Hail": 1
   },
   "property_damage_usd": 2090500,
   "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": 13154,
   "trucks_aadt": 142,
   "road": "1",
   "class": "minor arterial",
   "lanes": 2,
   "segments_600m": 39,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  },
  "yield": {
   "value_per_acre": null,
   "gla_per_acre": 9621,
   "far": 0.22,
   "parcel_value_total": null
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/va/fredericksburg-eagle-village-shopping-center/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "zoning_change": "newtypes-extraction",
  "state": "census-geocoder"
 }
}