{
 "id": "n-926e61fba2",
 "slug": "arlington-fillmore-gardens-shopping-center",
 "type": "strip",
 "name": "Fillmore Gardens Shopping Center",
 "aka": [],
 "city": "Arlington",
 "county": "Arlington County",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.86309,
 "lon": -77.08517,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "neighborhood retail center",
 "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 foxessellfaster.com, model-extracted, unreviewed: The long-abandoned Fillmore Gardens strip mall at 2601 Columbia Pike in Arlington, VA is approved for redevelopment into The Elliott, a six-story mixed-use building with 271 apartments and 15,000 sq ft of retail.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "mixed",
  "retail"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": null,
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by Arlington County Board.",
 "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": "51013",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,275",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "approved",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "32 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-20%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,680/mo",
   "origin": "zillow"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 8799,
   "site_id": "n-926e61fba2",
   "url": "https://www.foxessellfaster.com/blog/after-years-of-decay-a-long-abandoned-arlington-strip-mall-is-being-reborn-as-a-271-unit-mixed-use-community-on-columbia-pike/",
   "title": "After Years of Decay, a Long-Abandoned Arlington Strip Mall Is ...",
   "publisher": "foxessellfaster.com",
   "date": null,
   "quote": "Fillmore Gardens Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [
  {
   "name": "CVS",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "the Salsa Room",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "Atilla\u2019s restaurant",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Fillmore Gardens Shopping Center (Arlington, VA) is approved for redevelopment to housing, mixed-use, and retail. Construction is underway per permit data (2023\u20132024: 621 residential units, $544M value).",
   "why": "Approved by Arlington County Board. Median rent $2,275 noted. Housing is part of the new use. Nearby Ballston Commons (2.8km, partial status) is a comparable project.",
   "where_it_stands": "Status: approved. Under construction (2023\u20132024 permits).",
   "for_a_planner": [
    "Nearby Ballston Commons (2.8km) is also redeveloping. Retail establishments declined 20.4% (2012\u20132023).",
    "Traffic: 11,992 ADT on S Walter Reed DR (minor arterial, 4 lanes)."
   ],
   "for_a_developer": [
    "No developer named. Construction permits active (2023\u20132024).",
    "Housing market: ZHVI $802k (2026-09), ZORI $2,680/mo (2026-09)."
   ],
   "risks_and_unknowns": [
    "Verified status: draft. No specific developer or completion timeline provided. No details on retail tenant mix or housing affordability."
   ],
   "data_quality": "good",
   "one_line": "Approved redevelopment to housing/retail; construction active; nearby Ballston Commons comparable.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "71e1321472d6"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-8f2803bc32",
     "name": "Ballston Commons",
     "city": "Arlington",
     "status": "partial",
     "km": 2.8
    },
    {
     "id": "m-397792b7bf",
     "name": "Parkington Shopping Center",
     "city": "Arlington",
     "status": "unknown",
     "km": 2.9
    },
    {
     "id": "n-66abc7de00",
     "name": "Pentagon Centre",
     "city": "Arlington",
     "status": "built",
     "km": 3.0
    },
    {
     "id": "m-19b309c013",
     "name": "Skyline Mall",
     "city": "Falls Church",
     "status": "closed",
     "km": 3.5
    },
    {
     "id": "n-4274e9bdd0",
     "name": "Colonial Village",
     "city": "Arlington",
     "status": "partial",
     "km": 3.5
    },
    {
     "id": "n-d8a5150d75",
     "name": "Cherry Hill Apartments",
     "city": "Cherrydale",
     "status": "demolished",
     "km": 4.0
    },
    {
     "id": "m-5f94dab5e5",
     "name": "The Shops at Georgetown Park",
     "city": "Washington",
     "status": "unknown",
     "km": 5.0
    },
    {
     "id": "n-4312052e15",
     "name": "1000 and 1050 Thomas Jefferson Street NW",
     "city": "Washington",
     "status": "proposed",
     "km": 5.0
    },
    {
     "id": "n-5b74a93be1",
     "name": "Valero gas station",
     "city": "Washington",
     "status": "demolished",
     "km": 5.3
    },
    {
     "id": "n-2024ea7b0e",
     "name": "Greenleaf Gardens",
     "city": "Washington",
     "status": "proposed",
     "km": 5.5
    },
    {
     "id": "n-4c553b640a",
     "name": "Kelly Miller Walk-Ups",
     "city": "Washington",
     "status": "proposed",
     "km": 5.5
    },
    {
     "id": "n-4d7965e3dc",
     "name": "Wray",
     "city": "Washington",
     "status": "built",
     "km": 5.5
    }
   ],
   "count_10km": 32,
   "count_25km": 52
  },
  "elevation": {
   "elevation_ft": 178.1,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51013102500",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 3.19617927994122,
   "median_family_income": 140074.0,
   "snap_households": 38.0,
   "pop2010": 4173.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 802232,
    "month": "2026-09",
    "change_1y": 0.013,
    "change_5y": 0.106
   },
   "zori": {
    "latest": 2680,
    "month": "2026-09",
    "change_1y": 0.011,
    "change_5y": 0.17
   },
   "county_fips": "51013",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "51013102500",
   "jobs": 1437,
   "retail_jobs": 124,
   "food_accommodation_jobs": 435,
   "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": "22204",
   "month": "202609",
   "median_listing_price": 526250,
   "median_listing_price_yy": -0.0997,
   "active_listing_count": 121,
   "median_days_on_market": 35,
   "price_reduced_share": 0.1762,
   "pending_ratio": 0.3223,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51013102500",
   "kfr_p25": 0.4215,
   "jail_p25": 0.0828,
   "kids_count": 374.5412,
   "commuting_zone": "Washington DC",
   "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-505adee05d",
     "name": "Oakville Triangle",
     "city": "Alexandria",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "7 km away"
     ]
    },
    {
     "id": "n-f46271099f",
     "name": "575 Herndon Parkway",
     "city": "Herndon",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "28 km away"
     ]
    },
    {
     "id": "n-35cdae9830",
     "name": "Fair Oaks Mall",
     "city": "Fairfax County",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "24 km away"
     ]
    },
    {
     "id": "m-8f2803bc32",
     "name": "Ballston Commons",
     "city": "Arlington",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "3 km away"
     ]
    },
    {
     "id": "m-86fa8b01f9",
     "name": "Tysons Corner Center",
     "city": "Tysons Corner",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "13 km away"
     ]
    },
    {
     "id": "m-ffe563474c",
     "name": "Tysons Galleria",
     "city": "Tysons Corner",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "14 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Arlington County",
   "2024": {
    "units_1": 190,
    "units_2_4": 2,
    "units_5plus": 429,
    "value_total": 210798521
   },
   "2023": {
    "units_1": 220,
    "units_2_4": 0,
    "units_5plus": 1054,
    "value_total": 333735606
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "51013",
   "year": 2025,
   "establishments": 476,
   "employment": 7419,
   "avg_annual_pay": 50493,
   "lq_employment": 0.42,
   "employment_change_1y": -1.9,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 608,
    "emp": 9423
   },
   "2023": {
    "estab": 484,
    "emp": 7601
   },
   "estab_change": -0.204,
   "emp_change": -0.193,
   "county_fips": "51013"
  },
  "schools": {
   "district": "Arlington County Public Schools",
   "district_geoid": "5100270",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 9,
   "schools": [
    "Randolph Elementary",
    "Alice West Fleet Elementary",
    "Jefferson Middle",
    "Long Branch Elementary",
    "Technical Education & Career Center",
    "Hoffman-Boston Elementary"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "51013",
   "years": "2016-2025",
   "events": 97,
   "by_type": {
    "Thunderstorm Wind": 66,
    "Flood": 14,
    "Flash Flood": 10,
    "Hail": 5,
    "Tornado": 2
   },
   "property_damage_usd": 11109000,
   "deaths_direct": 0,
   "injuries_direct": 1,
   "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": 11992,
   "trucks_aadt": 318,
   "road": "S  Walter Reed DR",
   "class": "minor arterial",
   "lanes": 4,
   "segments_600m": 36,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/va/arlington-fillmore-gardens-shopping-center/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction"
 }
}