{
 "id": "n-bfcd62e4bf",
 "slug": "alexandria-park-ford",
 "type": "office-park",
 "name": "Park+Ford",
 "aka": [
  "Park + Ford"
 ],
 "city": "Alexandria",
 "county": "Alexandria city",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.80511,
 "lon": -77.04702,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "office",
 "year_opened": 1981,
 "year_closed": null,
 "acres": 4.6,
 "gla_sqft": 566000,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from credaglobal.org, model-extracted, unreviewed: A 1980s-era office park in Alexandria, Virginia, was converted into a 435-unit apartment community named Park+Ford.",
 "strategy": [
  "redevelop",
  "reinhabit"
 ],
 "new_use": [
  "housing",
  "other",
  "retail"
 ],
 "share_retrofit": null,
 "status": "built",
 "year_retrofit": 2020,
 "developer": null,
 "architect": null,
 "after_notes": "a 435-unit apartment community",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "approved",
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by 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": "51510",
 "opp_score": 0.0,
 "opp_reasons": [
  "retrofit already built",
  "median rent $2,031",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "era-opened-1980s",
   "name": "Opened 1980s",
   "grp": "era",
   "evidence": "1981",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "era-retrofit-2020s",
   "name": "Retrofit 2020s",
   "grp": "era",
   "evidence": "2020",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "23 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-18%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,243/mo",
   "origin": "zillow"
  },
  {
   "slug": "scale-small-site",
   "name": "Under 20 acres",
   "grp": "scale",
   "evidence": "4.6 acres",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "a 435-unit apartment community",
   "origin": "record"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "a 435-unit apartment community",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "a 435-unit apartment community Approved by city council.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7854,
   "site_id": "n-bfcd62e4bf",
   "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing",
   "title": "A 1980s-Era Office Park is Reborn as Multifamily Housing",
   "publisher": "credaglobal.org",
   "date": null,
   "quote": "The Park+Ford development in Alexandria, Virginia",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7855,
   "site_id": "n-bfcd62e4bf",
   "url": "https://untappedjournal.com/stories/office-conversion-america-housing",
   "title": "What Dead Malls, Office Parks, and Big-Box Stores Can Do for ...",
   "publisher": "untappedjournal.com",
   "date": null,
   "quote": "Park + Ford",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7856,
   "site_id": "n-bfcd62e4bf",
   "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "When Park Center was constructed between 1981 and 1986",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7857,
   "site_id": "n-bfcd62e4bf",
   "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Park Center, a 566,000-square-foot, three-building Class B- office park in Alexandria, Virginia, when it came to market in 2016.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7858,
   "site_id": "n-bfcd62e4bf",
   "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The agency planned to vacate when its lease ended in May 2017.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7859,
   "site_id": "n-bfcd62e4bf",
   "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Lowe partnered with USAA Real Estate to acquire Park Center in January 2018.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7860,
   "site_id": "n-bfcd62e4bf",
   "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "It began the adaptive reuse work at Park Center in June 2020.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7861,
   "site_id": "n-bfcd62e4bf",
   "url": "https://www.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "the property opened in a market where people are looking for the offerings at Park+Ford",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 4717,
   "site_id": "n-bfcd62e4bf",
   "date": null,
   "year": 1981,
   "kind": "note",
   "detail": "Park Center constructed",
   "share": null,
   "source_id": 7856,
   "verified": "draft"
  },
  {
   "id": 4723,
   "site_id": "n-bfcd62e4bf",
   "date": null,
   "year": 1981,
   "kind": "opened",
   "detail": "Opened",
   "share": null,
   "source_id": null,
   "verified": "draft"
  },
  {
   "id": 4718,
   "site_id": "n-bfcd62e4bf",
   "date": null,
   "year": 2016,
   "kind": "note",
   "detail": "Park Center came to market for sale",
   "share": null,
   "source_id": 7857,
   "verified": "draft"
  },
  {
   "id": 4719,
   "site_id": "n-bfcd62e4bf",
   "date": null,
   "year": 2017,
   "kind": "note",
   "detail": "USDA lease ended",
   "share": null,
   "source_id": 7858,
   "verified": "draft"
  },
  {
   "id": 4720,
   "site_id": "n-bfcd62e4bf",
   "date": null,
   "year": 2018,
   "kind": "note",
   "detail": "Lowe and USAA Real Estate acquired Park Center",
   "share": null,
   "source_id": 7859,
   "verified": "draft"
  },
  {
   "id": 4721,
   "site_id": "n-bfcd62e4bf",
   "date": null,
   "year": 2020,
   "kind": "note",
   "detail": "Construction began",
   "share": null,
   "source_id": 7860,
   "verified": "draft"
  },
  {
   "id": 4724,
   "site_id": "n-bfcd62e4bf",
   "date": null,
   "year": 2020,
   "kind": "retrofit",
   "detail": "Retrofit: redevelop, reinhabit",
   "share": null,
   "source_id": null,
   "verified": "draft"
  },
  {
   "id": 4722,
   "site_id": "n-bfcd62e4bf",
   "date": null,
   "year": 2022,
   "kind": "note",
   "detail": "Property opened",
   "share": null,
   "source_id": 7861,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [
  {
   "name": "U.S. Department of Agriculture",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "XSport Fitness",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "United States Department of Agriculture",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [
  {
   "id": 458,
   "site_id": "n-bfcd62e4bf",
   "kind": "sale",
   "date": null,
   "year": 2018,
   "price": 39500000.0,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Lowe",
   "seller": null,
   "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.credaglobal.org/research-and-publications/magazine/2022/spring-2022/business-trends/a-1980s-era-office-park-is-reborn-as-multifamily-housing",
   "source_title": null,
   "source_date": null,
   "quote": "Lowe negotiated a deal to acquire the property for $39.5 million",
   "verified": "draft",
   "retrieved": "2026-10-18"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Retrofit completed in 2020 as a 435-unit apartment community (per after_notes). Zoning change approved by city council. Status is 'built' (not planned).",
   "why": "Retrofit already built (opp_reasons), median rent $2,031 noted, housing confirmed in record.",
   "where_it_stands": "No current development activity (2023-2024 permits show low residential units). Peer projects in VA (e.g., Woodland Park office park) share similar GLA and strategy.",
   "for_a_planner": [
    "Zoning approved",
    "Completed retrofit reduces near-term development risk",
    "Housing demand supported by ZORI ($2,243 median rent, 17.4% 5-year growth)"
   ],
   "for_a_developer": [
    "No active deals (last sale 2018)",
    "No new construction underway (2023-2024 permits low)",
    "Housing market shows steady rent growth (ZORI)"
   ],
   "risks_and_unknowns": [
    "No current rent data beyond median figure",
    "Parcel value and yield metrics missing (value_per_acre null)",
    "Retail component not confirmed in final use",
    "No recent sales activity beyond 2018 sale to Lowe/USAA"
   ],
   "data_quality": "partial",
   "one_line": "Completed housing retrofit (435 units) with approved zoning; no active development or sales activity since 2018.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "fc2554eae3c9"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-4ccb4c0d4c",
     "name": "Foundry",
     "city": "Alexandria",
     "status": "built",
     "km": 0.0
    },
    {
     "id": "n-505adee05d",
     "name": "Oakville Triangle",
     "city": "Alexandria",
     "status": "approved",
     "km": 0.0
    },
    {
     "id": "n-7a3a3bbbbc",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "status": "under construction",
     "km": 0.0
    },
    {
     "id": "n-d3ca746d44",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "status": "under construction",
     "km": 0.4
    },
    {
     "id": "n-d8eb4d1af7",
     "name": "732 N. Washington St.",
     "city": "Alexandria",
     "status": "approved",
     "km": 0.8
    },
    {
     "id": "n-6dc665bb3a",
     "name": "Rose Hill Plaza",
     "city": "Franconia",
     "status": "stalled",
     "km": 6.8
    },
    {
     "id": "n-926e61fba2",
     "name": "Fillmore Gardens Shopping Center",
     "city": "Arlington",
     "status": "approved",
     "km": 7.2
    },
    {
     "id": "m-c67e2b6603",
     "name": "Landmark Mall",
     "city": "Alexandria",
     "status": "demolished",
     "km": 7.4
    },
    {
     "id": "m-19b309c013",
     "name": "Skyline Mall",
     "city": "Falls Church",
     "status": "closed",
     "km": 7.6
    },
    {
     "id": "m-0d862e5e2b",
     "name": "Waterfront Mall",
     "city": "Washington",
     "status": "built",
     "km": 8.5
    },
    {
     "id": "n-a655b003ed",
     "name": "1313 L St.",
     "city": "Washington",
     "status": "under construction",
     "km": 9.5
    },
    {
     "id": "m-397792b7bf",
     "name": "Parkington Shopping Center",
     "city": "Arlington",
     "status": "unknown",
     "km": 9.9
    }
   ],
   "count_10km": 23,
   "count_25km": 47
  },
  "elevation": {
   "elevation_ft": 36.6,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51510201900",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 3.59179019384265,
   "median_family_income": 185625.0,
   "snap_households": 0.0,
   "pop2010": 1679.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 673546,
    "month": "2026-09",
    "change_1y": 0.019,
    "change_5y": 0.107
   },
   "zori": {
    "latest": 2243,
    "month": "2026-09",
    "change_1y": -0.009,
    "change_5y": 0.174
   },
   "county_fips": "51510",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "51510201900",
   "jobs": 13150,
   "retail_jobs": 795,
   "food_accommodation_jobs": 2100,
   "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": "22314",
   "month": "202609",
   "median_listing_price": 758750,
   "median_listing_price_yy": -0.1239,
   "active_listing_count": 139,
   "median_days_on_market": 43,
   "price_reduced_share": 0.1895,
   "pending_ratio": 0.3669,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51510201900",
   "kfr_p25": 0.3845,
   "jail_p25": 0.0085,
   "kids_count": 28.0986,
   "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": "m-db58832b4a",
     "name": "Lexington Mall",
     "city": "Lexington",
     "state": "KY",
     "score": 7.5,
     "why": [
      "similar GLA (508,000 sq ft)",
      "opened 1974",
      "same strategy: reinhabit"
     ]
    },
    {
     "id": "m-dbdce98506",
     "name": "Prestonwood Mall",
     "city": "Dallas",
     "state": "TX",
     "score": 7.5,
     "why": [
      "similar GLA (462,277 sq ft)",
      "opened 1979",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "m-50a9e93f0f",
     "name": "Twin Peaks",
     "city": "Longmont",
     "state": "CO",
     "score": 7.5,
     "why": [
      "similar GLA (555,919 sq ft)",
      "opened 1985",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-39905d7686",
     "name": "Woodland Park office park",
     "city": "Herndon",
     "state": "VA",
     "score": 7.5,
     "why": [
      "similar GLA (721,000 sq ft)",
      "same strategy: redevelop",
      "also in VA"
     ]
    },
    {
     "id": "m-652305fc0e",
     "name": "Laurel Mall",
     "city": "Laurel",
     "state": "MD",
     "score": 7.0,
     "why": [
      "opened 1979",
      "same strategy: redevelop",
      "36 km away"
     ]
    },
    {
     "id": "m-ffe563474c",
     "name": "Tysons Galleria",
     "city": "Tysons Corner",
     "state": "VA",
     "score": 7.0,
     "why": [
      "opened 1988",
      "same strategy: redevelop",
      "also in VA"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Alexandria (Independent City)",
   "2024": {
    "units_1": 25,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 9990000
   },
   "2023": {
    "units_1": 40,
    "units_2_4": 3,
    "units_5plus": 78,
    "value_total": 18835699
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "51510",
   "year": 2025,
   "establishments": 401,
   "employment": 6458,
   "avg_annual_pay": 47638,
   "lq_employment": 0.81,
   "employment_change_1y": -3.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 486,
    "emp": 7392
   },
   "2023": {
    "estab": 401,
    "emp": 6689
   },
   "estab_change": -0.175,
   "emp_change": -0.095,
   "county_fips": "51510"
  },
  "schools": {
   "district": "Alexandria City Public Schools",
   "district_geoid": "5100120",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 3,
   "schools": [
    "Jefferson-Houston PK-8 School",
    "Lyles-Crouch Elementary",
    "George Washington Middle"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "51510",
   "years": "2016-2025",
   "events": 71,
   "by_type": {
    "Flash Flood": 35,
    "Thunderstorm Wind": 22,
    "Flood": 13,
    "Hail": 1
   },
   "property_damage_usd": 10161000,
   "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": 26969,
   "trucks_aadt": 454,
   "road": "400",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 34,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  },
  "yield": {
   "value_per_acre": null,
   "gla_per_acre": 123043,
   "far": 2.82,
   "parcel_value_total": null
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/va/alexandria-park-ford/",
 "photo": null,
 "provenance": {
  "year_opened": "newtypes-extraction",
  "acres": "newtypes-extraction",
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "year_retrofit": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}