{
 "id": "n-b68f351172",
 "slug": "monroe-township-hexa-site",
 "type": "other",
 "name": "Hexa site",
 "aka": [],
 "city": "Monroe Township",
 "county": "Middlesex County",
 "state": "NJ",
 "country": "US",
 "census_division": 2,
 "lat": 40.33576,
 "lon": -74.43345,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": null,
 "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 pinelandsalliance.org, model-extracted, unreviewed: The Hexa site in Monroe Township, NJ, was proposed for warehouses but later sought data center conversion before being banned township-wide in April 2026.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "data center"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "Hexa Builders",
 "architect": null,
 "after_notes": null,
 "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": "34023",
 "opp_score": 5.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county grew 4.2% 2018\u201323",
  "median rent $1,810"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,554/mo",
   "origin": "zillow"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 7777,
   "site_id": "n-b68f351172",
   "url": "https://pinelandsalliance.org/datacenters/",
   "title": "Data Centers Invading NJ Through Redevelopment Loophole",
   "publisher": "pinelandsalliance.org",
   "date": null,
   "quote": "Hexa site",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Hexa Builders",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Hexa site in Monroe Township, NJ, is proposed for redevelopment as a data center by Hexa Builders. Status is 'proposed' (not yet built). Key context: county population grew 4.2% (2018\u20132023), median rent is $1,810. Housing market shows ZHVI at $579,852 (2026-09), ZORI at $2,554. Retail establishments declined 8.1% (2012\u20132023) but employment rose 34.8%. County permits show $338M in construction (2024). Opp_score 5.0 cites 'already in play' (conflicting with 'proposed' status), county growth, and rent. Peers include 6 nearby redevelopments (e.g., Manalapan Mall, 12km away). Parcel details, planning approvals, and exact site size not specified. Record is a draft with one source.",
   "why": "Record lacks clarity on 'already in play' vs. 'proposed' status. No parcel or planning details provided. Data center use not linked to retail trends in record.",
   "where_it_stands": "Proposed data center project in a growing county with rising housing costs. No confirmation of active development or approvals. Peers suggest regional redevelopments but not directly relevant to data center use.",
   "for_a_planner": [
    "County growth and housing metrics align with regional trends. Retail decline may support shift to non-retail uses like data centers."
   ],
   "for_a_developer": [
    "Data center strategy matches regional redevelopments. 'Already in play' claim contradicts proposed status; verify active permits. Median rent and housing growth support market viability."
   ],
   "risks_and_unknowns": [
    "Status conflict: 'proposed' vs. 'already in play.' No parcel size, planning approvals, or construction timeline. Data center demand not assessed in record."
   ],
   "data_quality": "partial",
   "one_line": "Proposed data center in Monroe Township (NJ) with regional growth context; status conflict noted, no parcel/planning details.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "b4ace17dfb33"
  },
  "cluster": {
   "within_10km": [],
   "count_10km": 0,
   "count_25km": 6
  },
  "elevation": {
   "elevation_ft": 132.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "34023008208",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 99.9620241324521,
   "poverty_rate": 4.2546119328569105,
   "median_family_income": 162941.0,
   "snap_households": 164.0,
   "pop2010": 12035.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 579852,
    "month": "2026-09",
    "change_1y": 0.031,
    "change_5y": 0.348
   },
   "zori": {
    "latest": 2554,
    "month": "2026-09",
    "change_1y": 0.014,
    "change_5y": 0.286
   },
   "county_fips": "34023",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "34023008212",
   "jobs": 979,
   "retail_jobs": 24,
   "food_accommodation_jobs": 26,
   "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": "08831",
   "month": "202609",
   "median_listing_price": 474950,
   "median_listing_price_yy": -0.0482,
   "active_listing_count": 256,
   "median_days_on_market": 49,
   "price_reduced_share": 0.1335,
   "pending_ratio": 0.6152,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "34023008208",
   "kfr_p25": 0.512,
   "jail_p25": 0.0065,
   "kids_count": 301.2554,
   "commuting_zone": "Newark",
   "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-ddb03d1f5b",
     "name": "Educational Testing Service campus",
     "city": "Lawrence Township",
     "state": "NJ",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NJ",
      "24 km away"
     ]
    },
    {
     "id": "m-fd2a013663",
     "name": "Manalapan Mall",
     "city": "Manalapan",
     "state": "NJ",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in NJ",
      "12 km away"
     ]
    },
    {
     "id": "m-9469ca71a1",
     "name": "Monmouth Mall",
     "city": "Eatontown",
     "state": "NJ",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in NJ",
      "32 km away"
     ]
    },
    {
     "id": "n-69297c6e82",
     "name": "Keystone Trade Center",
     "city": "Falls Township",
     "state": "PA",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "35 km away"
     ]
    },
    {
     "id": "n-8d2501a34f",
     "name": "118-122 Elm Street",
     "city": "Westfield",
     "state": "NJ",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in NJ",
      "36 km away"
     ]
    },
    {
     "id": "n-70c48b4933",
     "name": "Park in Berkeley Heights",
     "city": "Berkeley Heights",
     "state": "NJ",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in NJ",
      "39 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Middlesex County",
   "2024": {
    "units_1": 677,
    "units_2_4": 42,
    "units_5plus": 1073,
    "value_total": 338260458
   },
   "2023": {
    "units_1": 745,
    "units_2_4": 40,
    "units_5plus": 1550,
    "value_total": 298194761
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "34023",
   "year": 2025,
   "establishments": 2269,
   "employment": 36159,
   "avg_annual_pay": 47389,
   "lq_employment": 0.85,
   "employment_change_1y": -2.3,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 2620,
    "emp": 37855
   },
   "2023": {
    "estab": 2408,
    "emp": 51042
   },
   "estab_change": -0.081,
   "emp_change": 0.348,
   "county_fips": "34023"
  },
  "schools": {
   "district": "Monroe Township School District",
   "district_geoid": "3410500",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 4,
   "schools": [
    "Monroe Township High School",
    "Barclay Brook School",
    "Monroe Township Middle School",
    "Brookside Elementary School"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "34023",
   "years": "2016-2025",
   "events": 290,
   "by_type": {
    "Thunderstorm Wind": 144,
    "Flash Flood": 78,
    "Hail": 28,
    "Heavy Rain": 22,
    "Flood": 14,
    "Lightning": 3,
    "Funnel Cloud": 1
   },
   "property_damage_usd": 50120050,
   "deaths_direct": 2,
   "injuries_direct": 6,
   "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/other/nj/monroe-township-hexa-site/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}