{
 "id": "n-c74d63dcbc",
 "slug": "tucker-render-tucker-office-park-conversion",
 "type": "office-park",
 "name": "Render Tucker office-park conversion",
 "aka": [],
 "city": "Tucker",
 "county": "DeKalb County",
 "state": "GA",
 "country": "US",
 "census_division": 5,
 "lat": 33.85327,
 "lon": -84.22007,
 "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 atlanta.urbanize.city, model-extracted, unreviewed: Render Tucker office-park conversion is a proposed redevelopment of an office park into more than 300 apartments near Northlake Mall in Tucker.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "planned on Northlake Parkway that calls for more than 300 apartments near Northlake Mall",
 "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": "13089",
 "opp_score": 5.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,591",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "6 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "planned on Northlake Parkway that calls for more than 300 apartments near Northlake Mall",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "planned on Northlake Parkway that calls for more than 300 apartments near Northlake Mall",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7842,
   "site_id": "n-c74d63dcbc",
   "url": "https://atlanta.urbanize.city/post/atl-national-leader-office-to-residential-conversions-new-analysis",
   "title": "Study: ATL emerges as national leader for office-to-home conversions",
   "publisher": "atlanta.urbanize.city",
   "date": null,
   "quote": "Render Tucker office-park conversion",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed conversion of an office park to housing (300+ apartments) on Northlake Parkway in Tucker, GA. Status: proposed. Original use: office. New use: housing. Location: near closed Northlake Mall (3.4km away).",
   "why": "Housing market shows median rent $1,591 (Zillow ZORI $1,764, +2.3% YoY). DeKalb County permits show 853 single-unit and 385 multi-unit housing starts in 2024. Peer projects in GA (Atlanta metro) with same 'redevelop' strategy: Piedmont Center, Summit at Peachtree Parkway, Embassy Row, Park Center Building Four, Brookside One/Two, 100 Ashford Center North (all 13-24km away).",
   "where_it_stands": "Project is in planning stage (status: proposed). No developer named. No timeline provided. Verified as 'draft' (not confirmed).",
   "for_a_planner": [
    "Proximity to closed Northlake Mall (3.4km) may influence neighborhood dynamics.",
    "DeKalb County housing permits indicate active market (2024: 1,238 units).",
    "Traffic: Lavista Rd. (minor arterial, 4 lanes, 25,700 ADT) supports access."
   ],
   "for_a_developer": [
    "Housing market data shows rent growth (+2.3% YoY).",
    "Peer projects in same region with similar strategy (score 6.5).",
    "No site-specific parcel details or timeline in record."
   ],
   "risks_and_unknowns": [
    "Status: proposed (not approved or under construction).",
    "No developer or timeline specified.",
    "Traffic data shows no truck volume (trucks_aadt: null).",
    "No site parcel details or zoning status provided."
   ],
   "data_quality": "partial",
   "one_line": "Proposed 300+ unit housing project near closed Northlake Mall; market data shows rent growth; peers in GA with same strategy; status: proposed (no timeline or developer).",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "2fa88730a9a5"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-20a5ce25df",
     "name": "Northlake Mall",
     "city": "Tucker",
     "status": "closed",
     "km": 3.4
    },
    {
     "id": "m-09940a89dd",
     "name": "Furniture Store",
     "city": "Norcross",
     "status": "built",
     "km": 6.9
    },
    {
     "id": "m-ee13d5bf7a",
     "name": "North DeKalb Mall",
     "city": "Decatur",
     "status": "demolished",
     "km": 7.0
    },
    {
     "id": "m-6b182abdf8",
     "name": "Lotus Grove",
     "city": "Doraville",
     "status": "proposed",
     "km": 7.4
    },
    {
     "id": "m-0828e55f1a",
     "name": "Buford Clairmont Mall",
     "city": "Chamblee",
     "status": "built",
     "km": 8.2
    },
    {
     "id": "n-015f5a8a09",
     "name": "1800 Century Blvd.",
     "city": "Chamblee",
     "status": "demolished",
     "km": 8.4
    }
   ],
   "count_10km": 6,
   "count_25km": 64
  },
  "elevation": {
   "elevation_ft": 1114.0,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "13089021809",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 8.22759393786247,
   "poverty_rate": 4.28811659192825,
   "median_family_income": 105417.0,
   "snap_households": 46.0,
   "pop2010": 6877.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 332528,
    "month": "2026-09",
    "change_1y": -0.018,
    "change_5y": 0.094
   },
   "zori": {
    "latest": 1764,
    "month": "2026-09",
    "change_1y": 0.023,
    "change_5y": 0.121
   },
   "county_fips": "13089",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "13089021822",
   "jobs": 2056,
   "retail_jobs": 301,
   "food_accommodation_jobs": 272,
   "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": "30084",
   "month": "202609",
   "median_listing_price": 400975,
   "median_listing_price_yy": -0.0129,
   "active_listing_count": 160,
   "median_days_on_market": 43,
   "price_reduced_share": 0.2078,
   "pending_ratio": 0.2132,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "13089021809",
   "kfr_p25": 0.5171,
   "jail_p25": 0.0058,
   "kids_count": 283.1429,
   "commuting_zone": "Atlanta",
   "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-31e56c0ddf",
     "name": "Piedmont Center",
     "city": "Atlanta",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "19 km away"
     ]
    },
    {
     "id": "n-852d03ef41",
     "name": "Summit at Peachtree Parkway",
     "city": "Peachtree Corners",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "13 km away"
     ]
    },
    {
     "id": "n-e2e5bec656",
     "name": "Embassy Row",
     "city": "Sandy Springs",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "17 km away"
     ]
    },
    {
     "id": "n-e2ce872f4e",
     "name": "Park Center Building Four",
     "city": "Dunwoody",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "14 km away"
     ]
    },
    {
     "id": "n-3e3c70b59c",
     "name": "Brookside One and Brookside Two",
     "city": "Alpharetta",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "24 km away"
     ]
    },
    {
     "id": "n-011c51cf36",
     "name": "100 Ashford Center North",
     "city": "Dunwoody",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "14 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "DeKalb County",
   "2024": {
    "units_1": 853,
    "units_2_4": 0,
    "units_5plus": 385,
    "value_total": 330925020
   },
   "2023": {
    "units_1": 711,
    "units_2_4": 2,
    "units_5plus": 1563,
    "value_total": 334984054
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "13089",
   "year": 2025,
   "establishments": 2296,
   "employment": 32172,
   "avg_annual_pay": 47643,
   "lq_employment": 1.04,
   "employment_change_1y": -4.5,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 2212,
    "emp": 30578
   },
   "2023": {
    "estab": 2187,
    "emp": 32286
   },
   "estab_change": -0.011,
   "emp_change": 0.056,
   "county_fips": "13089"
  },
  "schools": {
   "district": "DeKalb County School District",
   "district_geoid": "1301740",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 3,
   "schools": [
    "Tucker High School",
    "Midvale Elementary School",
    "Tucker Middle School"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "13089",
   "years": "2016-2025",
   "events": 157,
   "by_type": {
    "Thunderstorm Wind": 124,
    "Hail": 13,
    "Flash Flood": 10,
    "Tornado": 4,
    "Heavy Rain": 2,
    "Lightning": 2,
    "Flood": 1,
    "Winter Storm": 1
   },
   "property_damage_usd": 5131000,
   "deaths_direct": 0,
   "injuries_direct": 2,
   "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": 25700,
   "trucks_aadt": null,
   "road": "Lavista Rd;",
   "class": "minor arterial",
   "lanes": 4,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ga/tucker-render-tucker-office-park-conversion/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction",
  "state": "census-geocoder"
 }
}