{
 "id": "n-8ffc532fc3",
 "slug": "grand-rapids-keen-studios",
 "type": "gas-station",
 "name": "Keen Studios",
 "aka": [],
 "city": "Grand Rapids",
 "county": "Kent County",
 "state": "MI",
 "country": "US",
 "census_division": 3,
 "lat": 42.97199,
 "lon": -85.68497,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "auto service station",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": 1200,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from rapidgrowthmedia.com, model-extracted, unreviewed: Keen Studios converted a 1,200-square-foot former auto service station at 500 Stocking Ave. NW into a creative office and event space.",
 "strategy": [
  "reinhabit"
 ],
 "new_use": [
  "office"
 ],
 "share_retrofit": null,
 "status": "under construction",
 "year_retrofit": null,
 "developer": "Adam Mikrut",
 "architect": null,
 "after_notes": "a studio with an event space",
 "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": "26081",
 "opp_score": 0.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "under construction",
   "origin": "record"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "83,719 on E I 196",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "E I 196",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "a studio with an event space",
   "origin": "record"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7310,
   "site_id": "n-8ffc532fc3",
   "url": "https://rapidgrowthmedia.com/042116-how-grand-rapids-gas-stations-got-their-groove-back/",
   "title": "Falling back into favor: How Grand Rapids' abandoned gas stations ...",
   "publisher": "rapidgrowthmedia.com",
   "date": null,
   "quote": "Keen Studios",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Adam Mikrut",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Keen Studios (1,200 sqft gas station) in Grand Rapids, MI, is under construction as an office space with event studio use, per developer Adam Mikrut. The site was originally an auto service station. It is not an available opportunity (opp_score 0.0; marked as 'already in play: under construction').",
   "why": "The project is active (status: under construction), confirmed by developer and permit data (Kent County 2024 construction activity). Nearby context includes Wyoming Village Mall (6.7km, partial) and North Kent Mall (9.8km, demolished). Traffic on I-196 (83,719 ADT) supports accessibility. Housing market shows stable growth (ZHVI $353k, +4.5% YoY).",
   "where_it_stands": "Not available for new development (already in construction). Verified status is 'draft'.",
   "for_a_planner": [
    "High traffic corridor (I-196) supports mixed-use transition.",
    "Nearby mall clusters (2 within 10km) indicate ongoing commercial activity."
   ],
   "for_a_developer": [
    "Project is active; no new opportunity here (per opp_reasons).",
    "Peer projects (e.g., Grand Village Mall, 11km away) use similar 'reinhabit' strategy."
   ],
   "risks_and_unknowns": [
    "No details on timeline or final design beyond 'studio with event space'.",
    "Verified status 'draft' suggests incomplete due diligence."
   ],
   "data_quality": "good",
   "one_line": "Active under-construction office conversion (not available); high-traffic location near existing mall clusters.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "7fcd7c5e347a"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-692a0ce4b1",
     "name": "Wyoming Village Mall",
     "city": "Wyoming",
     "status": "partial",
     "km": 6.7
    },
    {
     "id": "m-274ad4db14",
     "name": "North Kent Mall",
     "city": "Northview",
     "status": "demolished",
     "km": 9.8
    }
   ],
   "count_10km": 2,
   "count_25km": 5
  },
  "elevation": {
   "elevation_ft": 610.0,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "26081001900",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 33.6597081101053,
   "median_family_income": 42440.0,
   "snap_households": 461.0,
   "pop2010": 5020.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 353407,
    "month": "2026-09",
    "change_1y": 0.045,
    "change_5y": 0.292
   },
   "zori": {
    "latest": 1602,
    "month": "2026-09",
    "change_1y": 0.044,
    "change_5y": 0.264
   },
   "county_fips": "26081",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "26081001900",
   "jobs": 2266,
   "retail_jobs": 145,
   "food_accommodation_jobs": 294,
   "year": 2021,
   "source": "Census LEHD LODES8 WAC 2021 (all jobs, primary and secondary), blocks summed to the 2020 tract",
   "retrieved": "2026-10-20"
  },
  "listings": {
   "zip": "49504",
   "month": "202609",
   "median_listing_price": 309975,
   "median_listing_price_yy": 0.0359,
   "active_listing_count": 74,
   "median_days_on_market": 27,
   "price_reduced_share": 0.2976,
   "pending_ratio": 0.6463,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "26081001900",
   "kfr_p25": 0.3487,
   "jail_p25": 0.0305,
   "kids_count": 1203.5781,
   "commuting_zone": "Grand Rapids",
   "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-8b336054cd",
     "name": "Grand Village Mall",
     "city": "Grandville",
     "state": "MI",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in MI",
      "11 km away"
     ]
    },
    {
     "id": "m-18d07bb76a",
     "name": "Eastbrook Mall",
     "city": "Grand Rapids",
     "state": "MI",
     "score": 5.0,
     "why": [
      "same strategy: reinhabit",
      "also in MI",
      "11 km away"
     ]
    },
    {
     "id": "m-7552410eb7",
     "name": "Bella Vista Mall",
     "city": "Grand Blanc",
     "state": "MI",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit",
      "also in MI"
     ]
    },
    {
     "id": "m-3c282a4d8b",
     "name": "Fairlane Town Center",
     "city": "Dearborn",
     "state": "MI",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit",
      "also in MI"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Kent County",
   "2024": {
    "units_1": 1141,
    "units_2_4": 45,
    "units_5plus": 904,
    "value_total": 612106851
   },
   "2023": {
    "units_1": 1162,
    "units_2_4": 221,
    "units_5plus": 604,
    "value_total": 555048269
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "26081",
   "year": 2025,
   "establishments": 1953,
   "employment": 36743,
   "avg_annual_pay": 44727,
   "lq_employment": 0.89,
   "employment_change_1y": 5.2,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 2129,
    "emp": 31911
   },
   "2023": {
    "estab": 2162,
    "emp": 36941
   },
   "estab_change": 0.016,
   "emp_change": 0.158,
   "county_fips": "26081"
  },
  "schools": {
   "district": "Grand Rapids Public Schools",
   "district_geoid": "2616440",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 4,
   "schools": [
    "NexTech High School",
    "Sibley School",
    "Stocking Elementary",
    "Grand Rapids Public Museum Middle"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "26081",
   "years": "2016-2025",
   "events": 84,
   "by_type": {
    "Thunderstorm Wind": 59,
    "Tornado": 12,
    "Hail": 11,
    "Flood": 2
   },
   "property_damage_usd": 35825000,
   "deaths_direct": 4,
   "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": 83719,
   "trucks_aadt": 5023,
   "road": "E I 196",
   "class": "Interstate",
   "lanes": 4,
   "segments_600m": 32,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/gas-stations/mi/grand-rapids-keen-studios/",
 "photo": null,
 "provenance": {
  "gla_sqft": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}