{
 "id": "n-84e1a25f84",
 "slug": "carmichaels-former-automotive-fueling-and-service-station-site",
 "type": "gas-station",
 "name": "Former automotive fueling and service station site",
 "aka": [],
 "city": "Carmichaels",
 "county": "Greene County",
 "state": "PA",
 "country": "US",
 "census_division": 2,
 "lat": 39.89674,
 "lon": -79.9745,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "automotive fueling and service 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 epa.gov, model-extracted, unreviewed: A former automotive fueling and service station site in Carmichaels, Pennsylvania, vacant for approximately 20 years with seven underground storage tanks, was cleaned up and redeveloped into a machinery reclamation and auction company in 2024.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "industrial"
 ],
 "share_retrofit": null,
 "status": "built",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "The site has been redeveloped into a machinery reclamation and auction company, which in turn has expanded their business and created two new full-time jobs.",
 "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": "42059",
 "opp_score": 0.0,
 "opp_reasons": [
  "retrofit already built",
  "county shrank -5.1% 2018\u201323"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-21%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-5.1%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "The site has been redeveloped into a machinery reclamation and auction company, which in turn has expanded their business and created two new full-time jobs.",
   "origin": "record"
  },
  {
   "slug": "use-logistics",
   "name": "Logistics and industrial",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7072,
   "site_id": "n-84e1a25f84",
   "url": "https://www.epa.gov/ust/petroleum-brownfields",
   "title": "Petroleum Brownfields | US EPA",
   "publisher": "epa.gov",
   "date": null,
   "quote": "former automotive fueling and service station site",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Former gas station site redeveloped into industrial use (machinery reclamation/auction company), creating two new jobs. Verified as built.",
   "why": "Strategy is 'redevelop' but retrofit already completed (opp_reasons: 'retrofit already built'). County population declined 5.1% (2018-23).",
   "where_it_stands": "Housing market shows ZHVI $154,905 (down 3.5% YoY). Retail establishments down 20.7% (2012-2023), employment down 47.3%.",
   "for_a_planner": [
    "Industrial use aligns with new_use field.",
    "Traffic: 7,085 ADT on VINE ST (minor arterial, 2 lanes).",
    "Peer examples show similar PA redevelopments (e.g., Washington Mall, 39km away)."
   ],
   "for_a_developer": [
    "No active redevelopment needed (already built).",
    "County permits show $6M+ construction in 2024 (23 units).",
    "Housing market decline noted but no specific site impact data."
   ],
   "risks_and_unknowns": [
    "No current tenant name provided.",
    "Parcel size/land use details missing.",
    "No direct link between traffic volume and industrial demand."
   ],
   "data_quality": "partial",
   "one_line": "Gas station redeveloped to industrial use (2 new jobs); county population decline noted; housing market down 3.5% YoY.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "1996d6a0dffc"
  },
  "elevation": {
   "elevation_ft": 1001.8,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "42059970100",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 71.7253682430219,
   "poverty_rate": 14.187983343248101,
   "median_family_income": 62229.0,
   "snap_households": 633.0,
   "pop2010": 7106.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 154905,
    "month": "2026-09",
    "change_1y": -0.035,
    "change_5y": 0.014
   },
   "county_fips": "42059",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "42059970102",
   "jobs": 1270,
   "retail_jobs": 152,
   "food_accommodation_jobs": 64,
   "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": "15320",
   "month": "202609",
   "median_listing_price": 253916,
   "median_listing_price_yy": 0.2702,
   "active_listing_count": 9,
   "median_days_on_market": 159,
   "price_reduced_share": 0.1818,
   "pending_ratio": 0.2941,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "42059970100",
   "kfr_p25": 0.5063,
   "jail_p25": 0.0088,
   "kids_count": 773.5418,
   "commuting_zone": "Pittsburgh",
   "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-21715cc306",
     "name": "Washington Mall",
     "city": "South Strabane Township",
     "state": "PA",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "39 km away"
     ]
    },
    {
     "id": "n-b27970d333",
     "name": "Gallery (now Fashion District Philadelphia)",
     "city": "Philadelphia",
     "state": "PA",
     "score": 4.5,
     "why": [
      "same strategy: redevelop",
      "also in PA"
     ]
    },
    {
     "id": "n-ac7c30aab5",
     "name": "Greengate Mall",
     "city": "Greensburg",
     "state": "PA",
     "score": 4.5,
     "why": [
      "same strategy: redevelop",
      "also in PA"
     ]
    },
    {
     "id": "n-ad92aa528d",
     "name": "Lancaster Pediatric Center of Penn State Health",
     "city": "Lancaster County",
     "state": "PA",
     "score": 4.5,
     "why": [
      "same strategy: redevelop",
      "also in PA"
     ]
    },
    {
     "id": "n-5e23cc44f6",
     "name": "Parkview at Chesterbrook",
     "city": "Chesterbrook",
     "state": "PA",
     "score": 4.5,
     "why": [
      "same strategy: redevelop",
      "also in PA"
     ]
    },
    {
     "id": "n-fa64a1dc86",
     "name": "Market at Liberty Place",
     "city": "Kennett Square Borough",
     "state": "PA",
     "score": 4.5,
     "why": [
      "same strategy: redevelop",
      "also in PA"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Greene County",
   "2024": {
    "units_1": 23,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 6012371
   },
   "2023": {
    "units_1": 28,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 7061912
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "42059",
   "year": 2025,
   "establishments": 99,
   "employment": 1215,
   "avg_annual_pay": 39168,
   "lq_employment": 1.05,
   "employment_change_1y": -1.4,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 140,
    "emp": 2464
   },
   "2023": {
    "estab": 111,
    "emp": 1298
   },
   "estab_change": -0.207,
   "emp_change": -0.473,
   "county_fips": "42059"
  },
  "schools": {
   "district": "Carmichaels Area School District",
   "district_geoid": "4205070",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 3,
   "schools": [
    "Carmichaels Area HS",
    "Carmichaels Area MS",
    "Carmichaels Area El Ctr"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "42059",
   "years": "2016-2025",
   "events": 164,
   "by_type": {
    "Thunderstorm Wind": 110,
    "Flash Flood": 20,
    "Flood": 18,
    "Hail": 9,
    "Tornado": 5,
    "Debris Flow": 1,
    "Heavy Rain": 1
   },
   "property_damage_usd": 3302500,
   "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": 7085,
   "trucks_aadt": 190,
   "road": "VINE ST",
   "class": "minor arterial",
   "lanes": 2,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/gas-stations/pa/carmichaels-former-automotive-fueling-and-service-station-site/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Greene County (42059) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US42059",
   "why": "the county's Census profile",
   "from": "site.county_fips 42059",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=39.89674%2C-79.9745",
   "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=39.89674&p_long=-79.9745&p_radius=1",
   "why": "EPA Enforcement and Compliance History: regulated facilities near the point",
   "from": "site.lat/lon",
   "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%2C39.89674%2C-79.9745&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=39.89674%2C-79.9745",
   "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=39.89674%2C-79.9745",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=39.89674~-79.9745&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=39.89674,-79.9745&z=17&q=Former%20automotive%20fueling%20and%20service%20station%20site",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=39.89674&mlon=-79.9745#map=17/39.89674/-79.9745",
   "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=39.89674/lng=-79.9745",
   "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#17/39.89674/-79.9745",
   "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=-79.9745,39.89674&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Carmichaels, PA",
   "url": "https://www.loopnet.com/search/commercial-real-estate/carmichaels-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 automotive fueling and service station site\u201d",
   "url": "https://news.google.com/search?q=%22Former+automotive+fueling+and+service+station+site%22+Carmichaels",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cFormer automotive fueling and service station site\u201d",
   "url": "https://www.bing.com/news/search?q=%22Former+automotive+fueling+and+service+station+site%22+Carmichaels",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Carmichaels, Pennsylvania on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Carmichaels,_Pennsylvania",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}