{
 "id": "n-b801402cce",
 "slug": "crystal-city-1800-s-bell-street",
 "type": "office-park",
 "name": "1800 S. Bell Street",
 "aka": [],
 "city": "Crystal City",
 "county": "Zavala County",
 "state": "TX",
 "country": "US",
 "census_division": 7,
 "lat": 28.68341,
 "lon": -99.82746,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "office",
 "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 arlnow.com, model-extracted, unreviewed: JBG Smith is planning to convert an office building at 1800 S. Bell Street in Crystal City into a residential building, which received County Board approval.",
 "strategy": [
  "reinhabit"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": null,
 "developer": "JBG Smith",
 "architect": null,
 "after_notes": "residential building",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by 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": "48507",
 "opp_score": 0.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county shrank -21.4% 2018\u201323",
  "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": "3 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-21.4%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "residential building",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "residential building Approved by County Board.",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8895,
   "site_id": "n-b801402cce",
   "url": "https://www.arlnow.com/2026/05/28/construction-begins-on-crystal-city-project-to-convert-office-building-into-apartments/",
   "title": "Construction begins on Crystal City project to convert office building into apartments",
   "publisher": "arlnow.com",
   "date": null,
   "quote": "1800 and 1901 S. Bell Street",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "JBG Smith",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "1800 S. Bell Street (Crystal City, TX) is approved for conversion from office to housing, led by JBG Smith. The site is part of a cluster of three nearby projects (within 0.0 km) also pursuing 'reinhabit' strategy, including two approved and one under construction. Permits show 2 residential units built in 2023 and 2 in 2024. Housing market data indicates a ZHVI of $91,238 (13.1% annual growth) in Zavala County. County retail establishments declined 5.9% from 2012\u20132023. Traffic data shows a minor arterial road with 3,374 ADT. Unknown: exact construction timeline, specific address details beyond street name, and community impact metrics.",
   "why": "Approved status, active cluster of similar projects, and housing market growth support the redevelopment. County retail decline and housing market data are noted but not directly tied to the site's viability in the record.",
   "where_it_stands": "Status: approved. Developer: JBG Smith. Peer projects: 3 within 10km (all 'reinhabit' strategy). Housing permits active. Retail trend: declining establishments.",
   "for_a_planner": [
    "Cluster context: 3 nearby projects using same strategy.",
    "County retail decline noted but not linked to site.",
    "Traffic data: minor arterial, 2 lanes."
   ],
   "for_a_developer": [
    "Active housing permits (2023\u20132024).",
    "ZHVI growth (13.1% YoY) supports market.",
    "Peer projects show similar strategy success."
   ],
   "risks_and_unknowns": [
    "No timeline for completion.",
    "County population decline (recorded as 'shrank -21.4% 2018\u201323') not specified as population or housing units.",
    "No details on site-specific infrastructure needs."
   ],
   "data_quality": "partial",
   "one_line": "Approved office-to-housing conversion (JBG Smith) in a cluster of 3 similar projects; active housing permits and growing ZHVI.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "092aa0bb6561"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-528500174f",
     "name": "2100 Crystal Drive",
     "city": "Crystal City",
     "status": "approved",
     "km": 0.0
    },
    {
     "id": "n-f6f252142a",
     "name": "2200 Crystal Drive",
     "city": "Crystal City",
     "status": "under construction",
     "km": 0.0
    },
    {
     "id": "n-fdf257c3ec",
     "name": "1901 S. Bell Street",
     "city": "Crystal City",
     "status": "approved",
     "km": 0.0
    }
   ],
   "count_10km": 3,
   "count_25km": 3
  },
  "elevation": {
   "elevation_ft": 578.1,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "48507950302",
   "urban": 1,
   "lila_1_10": 1,
   "low_access_1mi": 1,
   "lapop1share": 8.70858498536326,
   "poverty_rate": 30.124180270685102,
   "median_family_income": 35536.0,
   "snap_households": 689.0,
   "pop2010": 6311.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 91238,
    "month": "2026-09",
    "change_1y": 0.131,
    "change_5y": 0.14
   },
   "county_fips": "48507",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "48507950302",
   "jobs": 1081,
   "retail_jobs": 82,
   "food_accommodation_jobs": 89,
   "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": "78839",
   "month": "202609",
   "median_listing_price": 190000,
   "median_listing_price_yy": -0.0256,
   "active_listing_count": 7,
   "median_days_on_market": 224,
   "price_reduced_share": 0.0,
   "pending_ratio": 0.1429,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "48507950302",
   "kfr_p25": 0.4382,
   "jail_p25": 0.0312,
   "kids_count": 1891.4913,
   "commuting_zone": "Crystal City",
   "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-528500174f",
     "name": "2100 Crystal Drive",
     "city": "Crystal City",
     "state": "TX",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in TX",
      "0 km away"
     ]
    },
    {
     "id": "n-fdf257c3ec",
     "name": "1901 S. Bell Street",
     "city": "Crystal City",
     "state": "TX",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in TX",
      "0 km away"
     ]
    },
    {
     "id": "n-f6f252142a",
     "name": "2200 Crystal Drive",
     "city": "Crystal City",
     "state": "TX",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in TX",
      "0 km away"
     ]
    },
    {
     "id": "n-574db87c6b",
     "name": "Former Sears property at Town East Mall",
     "city": "Mesquite",
     "state": "TX",
     "score": 4.5,
     "why": [
      "same strategy: reinhabit",
      "also in TX"
     ]
    },
    {
     "id": "m-5a855ce72a",
     "name": "Highland Mall",
     "city": "Austin",
     "state": "TX",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit",
      "also in TX"
     ]
    },
    {
     "id": "m-62d3e9c22c",
     "name": "Amigoland Mall",
     "city": "Brownsville",
     "state": "TX",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit",
      "also in TX"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Zavala County",
   "2024": {
    "units_1": 0,
    "units_2_4": 2,
    "units_5plus": 0,
    "value_total": 249820
   },
   "2023": {
    "units_1": 2,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 572867
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "48507",
   "year": 2025,
   "establishments": 18,
   "employment": 164,
   "avg_annual_pay": 27479,
   "lq_employment": 0.73,
   "employment_change_1y": -1.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 17,
    "emp": 0
   },
   "2023": {
    "estab": 16,
    "emp": 200
   },
   "estab_change": -0.059,
   "emp_change": null,
   "county_fips": "48507"
  },
  "schools": {
   "district": "Crystal City Independent School District",
   "district_geoid": "4815930",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 5,
   "schools": [
    "DR TOMAS RIVERA EL",
    "BENITO JUAREZ EL",
    "CRYSTAL CITY H S",
    "STERLING H FLY JR H S",
    "ZAVALA EL"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "48507",
   "years": "2016-2025",
   "events": 20,
   "by_type": {
    "Hail": 13,
    "Flash Flood": 4,
    "Thunderstorm Wind": 3
   },
   "property_damage_usd": 15000,
   "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": 3374,
   "trucks_aadt": null,
   "road": null,
   "class": "minor arterial",
   "lanes": 2,
   "segments_600m": 5,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/tx/crystal-city-1800-s-bell-street/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "state": "census-geocoder"
 }
}