{
 "id": "n-98627d3461",
 "slug": "buena-park-5600-beach-boulevard-shopoff-and-lennar-on-the-former-amway",
 "type": "office-park",
 "name": "5600 Beach Boulevard: Shopoff and Lennar on the Former Amway Campus",
 "aka": [],
 "city": "Buena Park",
 "county": "Orange County",
 "state": "CA",
 "country": "US",
 "census_division": 9,
 "lat": 33.87975,
 "lon": -117.99819,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "corporate campus",
 "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 ocrealestateinc.com, model-extracted, unreviewed: The former 14-acre Amway corporate campus at 5600 Beach Boulevard is being redeveloped into 281 residential units by Shopoff Realty Investments and Lennar Homes, approved in June 2026.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "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": "state density bonus, allowing the full 281-unit program without expanding beyond the 13.8-acre site boundary",
 "public_subsidy": null,
 "entitlement_year": 2026,
 "planning_notes": "Approved by Buena Park City Council.",
 "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": "06059",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,352",
  "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": "finance-sold-2020s",
   "name": "Sold since 2020",
   "grp": "finance",
   "evidence": "2025 Shopoff Realty Investments",
   "origin": "research-deals"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "7 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "3,839 units, Orange County",
   "origin": "census-bps"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$3,251/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-0.0%",
   "origin": "census-acs"
  },
  {
   "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-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "Approved by Buena Park City Council.",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 8485,
   "site_id": "n-98627d3461",
   "url": "https://www.ocrealestateinc.com/blog/buena-park-development-beach-boulevard-housing/",
   "title": "Buena Park New Development: Beach Blvd Housing Guide 2026",
   "publisher": "ocrealestateinc.com",
   "date": null,
   "quote": "5600 Beach Boulevard: Shopoff and Lennar on the Former Amway Campus",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8486,
   "site_id": "n-98627d3461",
   "url": "https://www.ocrealestateinc.com/blog/buena-park-development-beach-boulevard-housing/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Irvine-based Shopoff Realty Investments purchased the property in 2025 for approximately $60 million",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8487,
   "site_id": "n-98627d3461",
   "url": "https://www.ocrealestateinc.com/blog/buena-park-development-beach-boulevard-housing/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The Buena Park City Council approved the project in June 2026.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 5217,
   "site_id": "n-98627d3461",
   "date": null,
   "year": 2025,
   "kind": "note",
   "detail": "Shopoff Realty Investments purchased the property",
   "share": null,
   "source_id": 8486,
   "verified": "draft"
  },
  {
   "id": 5218,
   "site_id": "n-98627d3461",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Buena Park City Council approved the project",
   "share": null,
   "source_id": 8487,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [
  {
   "name": "Amway",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [
  {
   "id": 509,
   "site_id": "n-98627d3461",
   "kind": "sale",
   "date": null,
   "year": 2025,
   "price": 60000000.0,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Shopoff Realty Investments",
   "seller": "Amway",
   "broker": null,
   "lender": null,
   "loan_amount": null,
   "loan_maturity": null,
   "loan_status": null,
   "asking_price": null,
   "listing_url": null,
   "status": null,
   "notes": null,
   "source_url": "https://www.ocrealestateinc.com/blog/buena-park-development-beach-boulevard-housing/",
   "source_title": null,
   "source_date": null,
   "quote": "Irvine-based Shopoff Realty Investments purchased the property in 2025 for approximately $60 million",
   "verified": "draft",
   "retrieved": "2026-10-18"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Buena Park City Council approved a 281-unit housing project on the former Amway corporate campus (13.8 acres) in 2026. Shopoff Realty purchased the site from Amway for $60M in 2025. The project uses a state density bonus to build without expanding the site boundary.",
   "why": "The project is approved and under construction (per context cluster), with housing market data showing median rent at $2,352 and strong ZHVI ($1.17M) and ZORI ($3,251) in Orange County. Nearby projects include the under-construction Village at Buena Park (0km) and La Mirada Mall (2.1km).",
   "where_it_stands": "Status: Approved. Entitlements finalized for 2026. Construction activity noted in 2024 permits (2,671 units planned).",
   "for_a_planner": [
    "Project aligns with city's housing strategy (approved by council). Site boundary is fixed (13.8 acres). Traffic: minor arterial road (2 lanes, 15 segments within 600m).",
    "unknowns: No construction start date, no environmental review details, and traffic class details (e.g., road name) are missing."
   ],
   "for_a_developer": [
    "Market validated: $2,352 median rent, $3,251 ZORI. Nearby housing projects (Village at Buena Park) are also under construction. No need for additional zoning beyond density bonus."
   ],
   "risks_and_unknowns": [
    "Traffic data lacks road name/class specifics. No community feedback or timeline for construction start."
   ],
   "data_quality": "thin",
   "one_line": "Approved housing project on former Amway campus (13.8 acres), $60M sale, 281 units, density bonus used, market validated.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "71192a66c826"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-6fa5841b1f",
     "name": "Village at Buena Park",
     "city": "Buena Park",
     "status": "under construction",
     "km": 0.0
    },
    {
     "id": "m-1fa536a881",
     "name": "La Mirada Mall",
     "city": "La Mirada",
     "status": "built",
     "km": 2.1
    },
    {
     "id": "n-27d8bd419d",
     "name": "Buena Park Downtown",
     "city": "Buena Park",
     "status": "under construction",
     "km": 3.9
    },
    {
     "id": "m-97f2dc9cee",
     "name": "La Habra Fashion Square",
     "city": "La Habra",
     "status": "unknown",
     "km": 5.3
    },
    {
     "id": "m-86ca918598",
     "name": "Whittwood Mall",
     "city": "Whittier",
     "status": "unknown",
     "km": 7.1
    },
    {
     "id": "m-9b4a76a2f4",
     "name": "Anaheim Center",
     "city": "Anaheim",
     "status": "operating",
     "km": 8.1
    },
    {
     "id": "n-4effcb32b1",
     "name": "Anaheim Towne Center",
     "city": "Anaheim",
     "status": "built",
     "km": 9.2
    }
   ],
   "count_10km": 7,
   "count_25km": 23
  },
  "elevation": {
   "elevation_ft": 70.4,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "06059110607",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 13.493004505572701,
   "median_family_income": 77455.0,
   "snap_households": 60.0,
   "pop2010": 3845.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 1174873,
    "month": "2026-09",
    "change_1y": 0.032,
    "change_5y": 0.366
   },
   "zori": {
    "latest": 3251,
    "month": "2026-09",
    "change_1y": 0.032,
    "change_5y": 0.217
   },
   "county_fips": "06059",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "06059110607",
   "jobs": 2021,
   "retail_jobs": 286,
   "food_accommodation_jobs": 377,
   "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": "90621",
   "month": "202609",
   "median_listing_price": 872175,
   "median_listing_price_yy": -0.0103,
   "active_listing_count": 33,
   "median_days_on_market": 52,
   "price_reduced_share": 0.1479,
   "pending_ratio": 0.3636,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "06059110607",
   "kfr_p25": 0.5013,
   "jail_p25": 0.0182,
   "kids_count": 470.8321,
   "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-10ce5c20b3",
     "name": "Closed shopping mall in Long Beach",
     "city": "Long Beach",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "22 km away"
     ]
    },
    {
     "id": "n-27628dc8f9",
     "name": "Former Sears department store site",
     "city": "Glendale",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "38 km away"
     ]
    },
    {
     "id": "n-df0d7506ee",
     "name": "Crossroads of the World",
     "city": "Los Angeles",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "39 km away"
     ]
    },
    {
     "id": "m-c6536f79eb",
     "name": "Plaza Pasadena",
     "city": "Pasadena",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "32 km away"
     ]
    },
    {
     "id": "m-1fa536a881",
     "name": "La Mirada Mall",
     "city": "La Mirada",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "2 km away"
     ]
    },
    {
     "id": "m-1ef0bed4db",
     "name": "Long Beach Plaza",
     "city": "Long Beach",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "21 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Orange County",
   "2024": {
    "units_1": 2671,
    "units_2_4": 462,
    "units_5plus": 3839,
    "value_total": 1750729453
   },
   "2023": {
    "units_1": 2481,
    "units_2_4": 560,
    "units_5plus": 3440,
    "value_total": 1714428779
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   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "06059",
   "year": 2025,
   "establishments": 9812,
   "employment": 142472,
   "avg_annual_pay": 51666,
   "lq_employment": 0.87,
   "employment_change_1y": -1.1,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 9354,
    "emp": 142704
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   "2023": {
    "estab": 9840,
    "emp": 146724
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   "estab_change": 0.052,
   "emp_change": 0.028,
   "county_fips": "06059"
  },
  "schools": {
   "district": "Fullerton Joint Union High School District",
   "district_geoid": "0614760",
   "grades": "09-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 3,
   "schools": [
    "Gordon H. Beatty Middle",
    "Charles G. Emery Elementary",
    "Carl E. Gilbert Elementary"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "06059",
   "years": "2016-2025",
   "events": 140,
   "by_type": {
    "Flood": 49,
    "Heavy Rain": 43,
    "Flash Flood": 24,
    "Thunderstorm Wind": 10,
    "Debris Flow": 8,
    "Funnel Cloud": 3,
    "Hail": 2,
    "Lightning": 1
   },
   "property_damage_usd": 1361500,
   "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": 21347,
   "trucks_aadt": null,
   "road": null,
   "class": "minor arterial",
   "lanes": 2,
   "segments_600m": 15,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ca/buena-park-5600-beach-boulevard-shopoff-and-lennar-on-the-former-amway/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Orange County (06059) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US06059",
   "why": "the county's Census profile",
   "from": "site.county_fips 06059",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=33.87975%2C-117.99819",
   "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=33.87975&p_long=-117.99819&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%2C33.87975%2C-117.99819&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=33.87975%2C-117.99819",
   "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=33.87975%2C-117.99819",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=33.87975~-117.99819&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=33.87975,-117.99819&z=17&q=5600%20Beach%20Boulevard%3A%20Shopoff%20and%20Lennar%20on%20the%20Former%20Amway%20Campus",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=33.87975&mlon=-117.99819#map=17/33.87975/-117.99819",
   "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=33.87975/lng=-117.99819",
   "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#17/33.87975/-117.99819",
   "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=-117.99819,33.87975&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Buena Park, CA",
   "url": "https://www.loopnet.com/search/commercial-real-estate/buena-park-ca/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: \u201c5600 Beach Boulevard: Shopoff and Lennar on the Former Amway Campus\u201d",
   "url": "https://news.google.com/search?q=%225600+Beach+Boulevard%3A+Shopoff+and+Lennar+on+the+Former+Amway+Campus%22+Buena+Park",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201c5600 Beach Boulevard: Shopoff and Lennar on the Former Amway Campus\u201d",
   "url": "https://www.bing.com/news/search?q=%225600+Beach+Boulevard%3A+Shopoff+and+Lennar+on+the+Former+Amway+Campus%22+Buena+Park",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Buena Park, California on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Buena_Park,_California",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}