{
 "id": "n-a070b005d1",
 "slug": "fort-worth-springs-project",
 "type": "garden-apartments",
 "name": "Springs project",
 "aka": [],
 "city": "Fort Worth",
 "county": "Tarrant County",
 "state": "TX",
 "country": "US",
 "census_division": 7,
 "lat": 32.75483,
 "lon": -97.3613,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "affordable housing apartment complexes",
 "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 fortworthreport.org, model-extracted, unreviewed: The Springs project proposes to demolish 1960s affordable housing apartments with 430 units and replace them with 675 new Class A units on a 15-acre site.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "Fort Worth Housing Solutions and Ojala Partners LP",
 "architect": null,
 "after_notes": "675 new Class A units",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "changing the 15-acre property\u2019s zoning from medium density multifamily to high intensity mixed-use",
 "public_subsidy": null,
 "entitlement_year": 2024,
 "planning_notes": "Approved by Fort Worth 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": "48439",
 "opp_score": 15.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county grew 5.7% 2018\u201323",
  "median rent $1,447",
  "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-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "8,336 units, Tarrant County",
   "origin": "census-bps"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "675 new Class A units",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8266,
   "site_id": "n-a070b005d1",
   "url": "https://fortworthreport.org/2024/11/20/fort-worth-approves-rezoning-to-demolish-redevelop-affordable-housing-complexes/",
   "title": "Fort Worth approves rezoning to demolish, redevelop affordable ...",
   "publisher": "fortworthreport.org",
   "date": null,
   "quote": "The Springs project",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8267,
   "site_id": "n-a070b005d1",
   "url": "https://fortworthreport.org/2024/11/20/fort-worth-approves-rezoning-to-demolish-redevelop-affordable-housing-complexes/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The first phase of 350 units would break ground in 2026, while the rest of the apartments would break ground in 2029.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8268,
   "site_id": "n-a070b005d1",
   "url": "https://fortworthreport.org/2024/11/20/fort-worth-approves-rezoning-to-demolish-redevelop-affordable-housing-complexes/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The first phase of 350 units would break ground in 2026, while the rest of the apartments would break ground in 2029.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Fort Worth Housing Solutions and Ojala Partners LP",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 5040,
   "site_id": "n-a070b005d1",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "The first phase of 350 units would break ground",
   "share": null,
   "source_id": 8267,
   "verified": "draft"
  },
  {
   "id": 5041,
   "site_id": "n-a070b005d1",
   "date": null,
   "year": 2029,
   "kind": "note",
   "detail": "The rest of the apartments would break ground",
   "share": null,
   "source_id": 8268,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed garden-apartment redevelopment of a 15-acre former affordable housing site in Fort Worth, TX. Zoning changed from medium-density multifamily to high-intensity mixed-use (approved 2024).",
   "why": "Developer: Fort Worth Housing Solutions and Ojala Partners LP. 675 new Class A units planned (phased: 350 units 2026, remaining 2029).",
   "where_it_stands": "Status: proposed. Approved by Fort Worth City Council (2024 entitlement).",
   "for_a_planner": [
    "Near Tandy Center Mall (2.5km, operating) and La Gran Plaza (8.6km, partial).",
    "County population grew 5.7% (2018\u201323).",
    "Median rent: $1,447; ZORI: $1,605 (2026-09 data)."
   ],
   "for_a_developer": [
    "No current construction; groundbreakings scheduled 2026/2029.",
    "Peer projects (e.g., Forum 303 Mall, North Hills Mall) are redeveloping in TX within 30km but scored low (4.5\u20135.0).",
    "Original use was affordable housing, but new units are Class A (affordability status unknown)."
   ],
   "risks_and_unknowns": [
    "Affordability status of new units unclear (original use: affordable; new use: Class A).",
    "No details on financing or timeline beyond 2026/2029 phases.",
    "Record marked 'draft' (verified status unknown)."
   ],
   "data_quality": "partial",
   "one_line": "Proposed 675-unit garden-apartment project on 15-acre site, zoning approved 2024, near operating mall.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "17d4e0b80134"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-e27e852a93",
     "name": "Tandy Center Mall",
     "city": "Fort Worth",
     "status": "operating",
     "km": 2.5
    },
    {
     "id": "m-dd477dab0e",
     "name": "La Gran Plaza",
     "city": "Fort Worth",
     "status": "partial",
     "km": 8.6
    }
   ],
   "count_10km": 2,
   "count_25km": 4
  },
  "elevation": {
   "elevation_ft": 543.3,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "48439102100",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 30.3776828558229,
   "poverty_rate": 14.0548992355803,
   "median_family_income": 110795.0,
   "snap_households": 335.0,
   "pop2010": 4782.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 318481,
    "month": "2026-09",
    "change_1y": -0.008,
    "change_5y": 0.117
   },
   "zori": {
    "latest": 1605,
    "month": "2026-09",
    "change_1y": 0.013,
    "change_5y": 0.126
   },
   "county_fips": "48439",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "48439102102",
   "jobs": 761,
   "retail_jobs": 104,
   "food_accommodation_jobs": 158,
   "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": "76107",
   "month": "202609",
   "median_listing_price": 444475,
   "median_listing_price_yy": -0.0836,
   "active_listing_count": 173,
   "median_days_on_market": 62,
   "price_reduced_share": 0.3099,
   "pending_ratio": 0.1739,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "48439102100",
   "kfr_p25": 0.3832,
   "jail_p25": 0.0157,
   "kids_count": 369.1841,
   "commuting_zone": "Fort Worth",
   "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-9110265a34",
     "name": "Forum 303 Mall",
     "city": "Arlington",
     "state": "TX",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "29 km away"
     ]
    },
    {
     "id": "m-7f0f0eca76",
     "name": "North Hills Mall",
     "city": "North Richland Hills",
     "state": "TX",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "16 km away"
     ]
    },
    {
     "id": "m-0f7f7e1320",
     "name": "Six Flags Mall",
     "city": "Arlington",
     "state": "TX",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "28 km away"
     ]
    },
    {
     "id": "n-8dbba19e9b",
     "name": "Lincoln Square",
     "city": "Arlington",
     "state": "TX",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "24 km away"
     ]
    },
    {
     "id": "m-3cca8357e2",
     "name": "Westbury Square",
     "city": "Houston",
     "state": "TX",
     "score": 4.5,
     "why": [
      "same strategy: redevelop",
      "also in TX"
     ]
    },
    {
     "id": "n-6be0752385",
     "name": "Wichita Falls Business Park",
     "city": "Wichita Falls",
     "state": "TX",
     "score": 4.5,
     "why": [
      "same strategy: redevelop",
      "also in TX"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Tarrant County",
   "2024": {
    "units_1": 9380,
    "units_2_4": 1142,
    "units_5plus": 8336,
    "value_total": 4108572606
   },
   "2023": {
    "units_1": 9527,
    "units_2_4": 317,
    "units_5plus": 4195,
    "value_total": 2882178046
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "48439",
   "year": 2025,
   "establishments": 5782,
   "employment": 107907,
   "avg_annual_pay": 44611,
   "lq_employment": 1.07,
   "employment_change_1y": -0.1,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 5713,
    "emp": 91020
   },
   "2023": {
    "estab": 6370,
    "emp": 108314
   },
   "estab_change": 0.115,
   "emp_change": 0.19,
   "county_fips": "48439"
  },
  "schools": {
   "district": "Fort Worth Independent School District",
   "district_geoid": "4819700",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 10,
   "schools": [
    "NORTH HI MOUNT EL",
    "JO KELLY SP ED",
    "ASSESSMENT CTR",
    "INSIGHTS LEARNING CENTER",
    "TARRANT YOUTH RECOVERY",
    "FW RGNL PROGRAM FOR DEAF"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "48439",
   "years": "2016-2025",
   "events": 843,
   "by_type": {
    "Hail": 465,
    "Thunderstorm Wind": 249,
    "Flash Flood": 77,
    "Tornado": 20,
    "Lightning": 17,
    "Flood": 15
   },
   "property_damage_usd": 1442066500,
   "deaths_direct": 6,
   "injuries_direct": 30,
   "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"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/garden-apartments/tx/fort-worth-springs-project/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}