{
 "id": "n-a1190c7464",
 "slug": "manassas-former-manassas-ice-fuel-co-site",
 "type": "industrial",
 "name": "Former Manassas Ice & Fuel Co. site",
 "aka": [],
 "city": "Manassas",
 "county": "Manassas city",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.75132,
 "lon": -77.46958,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "industrial",
 "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 insidenova.com, model-extracted, unreviewed: The former Manassas Ice & Fuel Co. industrial site at 9007 Center St. is proposed for redevelopment into a 162-unit apartment building and 536-space parking garage.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "MLG Construction Management",
 "architect": null,
 "after_notes": "a 162-unit apartment building and a five-story, 536-space parking garage",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "The request would rezone about 1.4 acres from B-3, city center commercial, and I-2, heavy industrial, to B-3.5, city center planned. (rezoning)",
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by Manassas 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": "51683",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,835",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {
  "contractor": {
   "value": "MLG Construction Management",
   "quote": "MLG Construction Management"
  },
  "parking_spaces_after": {
   "value": "536",
   "quote": "536-space"
  },
  "units_built": {
   "value": "162",
   "quote": "162-unit"
  }
 },
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-22%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,139/mo",
   "origin": "zillow"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "The request would rezone about 1.4 acres from B-3, city center commercial, and I-2, heavy industrial, to B-3.5, city center planned. (rezoning)",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "a 162-unit apartment building and a five-story, 536-space parking garage",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "a 162-unit apartment building and a five-story, 536-space parking garage Approve",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7327,
   "site_id": "n-a1190c7464",
   "url": "https://www.insidenova.com/news/prince_william/manassas-city-staff-recommends-rezoning-for-new-apartment-building-parking-garage-in-old-town/article_bd880b08-4aa2-44dc-b8d1-2ed9dc3a175f.html",
   "title": "Manassas city officials consider Old Town redevelopment",
   "publisher": "insidenova.com",
   "date": null,
   "quote": "Former Manassas Ice & Fuel Co. site",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7328,
   "site_id": "n-a1190c7464",
   "url": "https://www.insidenova.com/news/prince_william/manassas-city-staff-recommends-rezoning-for-new-apartment-building-parking-garage-in-old-town/article_bd880b08-4aa2-44dc-b8d1-2ed9dc3a175f.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The city purchased the property, which includes the former Manassas Ice & Fuel Co. site and part of the current City Hall parking lot, in 2025.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7329,
   "site_id": "n-a1190c7464",
   "url": "https://www.insidenova.com/news/prince_william/manassas-city-staff-recommends-rezoning-for-new-apartment-building-parking-garage-in-old-town/article_bd880b08-4aa2-44dc-b8d1-2ed9dc3a175f.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "MLG Construction Management submitted an unsolicited proposal for the redevelopment in September 2025",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7330,
   "site_id": "n-a1190c7464",
   "url": "https://www.insidenova.com/news/prince_william/manassas-city-staff-recommends-rezoning-for-new-apartment-building-parking-garage-in-old-town/article_bd880b08-4aa2-44dc-b8d1-2ed9dc3a175f.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "the rezoning application was filed May 19, 2026.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "MLG Construction Management",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 4318,
   "site_id": "n-a1190c7464",
   "date": null,
   "year": 2025,
   "kind": "note",
   "detail": "The city purchased the property, which includes the former Manassas Ice & Fuel Co. site and part of the current City Hall parking lot, in 2025.",
   "share": null,
   "source_id": 7328,
   "verified": "draft"
  },
  {
   "id": 4319,
   "site_id": "n-a1190c7464",
   "date": null,
   "year": 2025,
   "kind": "note",
   "detail": "MLG Construction Management submitted an unsolicited proposal for the redevelopment in September 2025",
   "share": null,
   "source_id": 7329,
   "verified": "draft"
  },
  {
   "id": 4320,
   "site_id": "n-a1190c7464",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "the rezoning application was filed May 19, 2026.",
   "share": null,
   "source_id": 7330,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed redevelopment of a 1.4-acre industrial site (former Manassas Ice & Fuel Co.) into 162-unit housing + 536-space garage. Rezoning from B-3/I-2 to B-3.5 approved by Manassas City Council. Developer MLG Construction Management submitted unsolicited proposal Sept 2025. City purchased property (including site + City Hall parking lot) in 2025. Rezoning application filed May 2026.",
   "why": "Market aligns with housing demand: median rent $1,835, ZHVI $481,776 (down 0.6% YoY). Site is 3.9km from closed Manassas Mall. 16 similar sites within 25km (all VA, redeveloping).",
   "where_it_stands": "Status: Proposed (rezoning approved, but construction not started). Verified status: draft (record incomplete).",
   "for_a_planner": [
    "Zoning change approved",
    "3.9km from closed mall (context for transit/retail shift)",
    "High traffic volume (26,488 ADT) on principal arterial"
   ],
   "for_a_developer": [
    "No construction timeline",
    "Draft verification suggests incomplete due diligence",
    "Peer sites show $17.4M for 74 units (2023) in same city"
   ],
   "risks_and_unknowns": [
    "No construction start date",
    "No timeline for rezoning approval",
    "Verified status: draft (data reliability unknown)"
   ],
   "data_quality": "partial",
   "one_line": "Proposed 162-unit housing project on industrial site; rezoning approved, but construction timeline unknown; market aligns with local rent/ZHVI; draft-verified record.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "66a26a3e8495"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-a3e0350711",
     "name": "Manassas Mall",
     "city": "Manassas",
     "status": "closed",
     "km": 3.9
    }
   ],
   "count_10km": 1,
   "count_25km": 16
  },
  "elevation": {
   "elevation_ft": 311.1,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51683910302",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 12.0098039215686,
   "median_family_income": 78750.0,
   "snap_households": 462.0,
   "pop2010": 5598.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 481776,
    "month": "2026-09",
    "change_1y": -0.006,
    "change_5y": 0.211
   },
   "zori": {
    "latest": 2139,
    "month": "2026-09",
    "change_1y": 0.018,
    "change_5y": null
   },
   "county_fips": "51683",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "51683910302",
   "jobs": 1616,
   "retail_jobs": 187,
   "food_accommodation_jobs": 233,
   "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": "20110",
   "month": "202609",
   "median_listing_price": 543998,
   "median_listing_price_yy": 0.1031,
   "active_listing_count": 96,
   "median_days_on_market": 36,
   "price_reduced_share": 0.2335,
   "pending_ratio": 0.5833,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51683910302",
   "kfr_p25": 0.4298,
   "jail_p25": 0.0155,
   "kids_count": 487.5627,
   "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-e9c006c891",
     "name": "Prosperity Business Campus",
     "city": "Merrifield",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "25 km away"
     ]
    },
    {
     "id": "n-c270fd80aa",
     "name": "1950 Old Gallows Road",
     "city": "Tysons",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "28 km away"
     ]
    },
    {
     "id": "n-ba0747a175",
     "name": "Merrifield at Dunn Loring Station Apartments",
     "city": "Merrifield",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "25 km away"
     ]
    },
    {
     "id": "n-e995d5adee",
     "name": "Lake Fairfax Business Park",
     "city": "Reston",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "25 km away"
     ]
    },
    {
     "id": "n-40f334f0f0",
     "name": "Grand Central Mall",
     "city": "Vienna",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "24 km away"
     ]
    },
    {
     "id": "n-39905d7686",
     "name": "Woodland Park office park",
     "city": "Herndon",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "25 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Manassas (Independent City)",
   "2024": {
    "units_1": 46,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 8000000
   },
   "2023": {
    "units_1": 74,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 17399830
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "51683",
   "year": 2025,
   "establishments": 146,
   "employment": 2294,
   "avg_annual_pay": 55414,
   "lq_employment": 0.96,
   "employment_change_1y": 0.4,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 191,
    "emp": 2683
   },
   "2023": {
    "estab": 150,
    "emp": 2125
   },
   "estab_change": -0.215,
   "emp_change": -0.208,
   "county_fips": "51683"
  },
  "schools": {
   "district": "Manassas City Public Schools",
   "district_geoid": "5102360",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 8,
   "schools": [
    "Joseph B. Johnson Learning Center",
    "Baldwin Elementary",
    "Osbourn High",
    "Grace E. Metz Middle",
    "Mayfield Intermediate",
    "Baldwin Intermediate"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "51683",
   "years": "2016-2025",
   "events": 20,
   "by_type": {
    "Thunderstorm Wind": 14,
    "Flood": 3,
    "Flash Flood": 1,
    "Lightning": 1,
    "Hail": 1
   },
   "property_damage_usd": 156500,
   "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": 26488,
   "trucks_aadt": 880,
   "road": "28",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/industrial/va/manassas-former-manassas-ice-fuel-co-site/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Manassas city (51683) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US51683",
   "why": "the county's Census profile",
   "from": "site.county_fips 51683",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=38.75132%2C-77.46958",
   "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=38.75132&p_long=-77.46958&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%2C38.75132%2C-77.46958&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=38.75132%2C-77.46958",
   "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=38.75132%2C-77.46958",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=38.75132~-77.46958&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=38.75132,-77.46958&z=17&q=Former%20Manassas%20Ice%20%26%20Fuel%20Co.%20site",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=38.75132&mlon=-77.46958#map=17/38.75132/-77.46958",
   "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=38.75132/lng=-77.46958",
   "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#17/38.75132/-77.46958",
   "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=-77.46958,38.75132&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Manassas, VA",
   "url": "https://www.loopnet.com/search/commercial-real-estate/manassas-va/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 Manassas Ice & Fuel Co. site\u201d",
   "url": "https://news.google.com/search?q=%22Former+Manassas+Ice+%26+Fuel+Co.+site%22+Manassas",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cFormer Manassas Ice & Fuel Co. site\u201d",
   "url": "https://www.bing.com/news/search?q=%22Former+Manassas+Ice+%26+Fuel+Co.+site%22+Manassas",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Manassas, Virginia on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Manassas,_Virginia",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}