{
 "id": "n-cfd7c4d03f",
 "slug": "brookhaven-northbend-proposal",
 "type": "office-park",
 "name": "Northbend proposal",
 "aka": [],
 "city": "Brookhaven",
 "county": "Lincoln County",
 "state": "MS",
 "country": "US",
 "census_division": 6,
 "lat": 31.57907,
 "lon": -90.44071,
 "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: Northbend proposal is a proposed $605-million office-park conversion in Brookhaven.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "$605-million Northbend proposal",
 "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": "28085",
 "opp_score": 0.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "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": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "$605-million Northbend proposal",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7843,
   "site_id": "n-cfd7c4d03f",
   "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": "Northbend proposal",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "The Northbend proposal (Brookhaven, MS) is listed as 'proposed' but the record states it is already 'in play' (under construction, approved, or sold with housing plans), resulting in a 0.0 opportunity score. It aims to redevelop an existing office site into housing ($605M proposal).",
   "why": "The record explicitly states the proposal is 'already in play' (per 'opp_reasons'), conflicting with its 'proposed' status. Context shows a nearby approved project (Corporate Square, 0km away) using the same 'redevelop' strategy. Housing market data shows a ZHVI of $167,175 (2026-09) with 1.5% annual growth. Permits indicate small-scale residential activity (10\u201320 units in 2023\u20132024), but no current construction status is confirmed beyond the proposal.",
   "where_it_stands": "Status is unclear: 'proposed' but marked as 'in play' in the record. No evidence of active construction or sale in the provided data. Traffic data (MS Hwy 184, 9,628 ADT) and peer projects (e.g., Corporate Square) are noted but not directly relevant to the housing conversion.",
   "for_a_planner": [
    "Confirms local housing strategy aligns with nearby approved project (Corporate Square).",
    "Small permit activity (10\u201320 units) suggests incremental housing, not large-scale conversion."
   ],
   "for_a_developer": [
    "Opportunity score is 0.0 due to existing market activity.",
    "No new development evidence beyond the proposal; housing market growth is modest (1.5% YoY)."
   ],
   "risks_and_unknowns": [
    "Status conflict: 'proposed' vs. 'already in play' (record inconsistency).",
    "No current construction timeline or sale details provided.",
    "Housing market growth is low (1.5% YoY); ZHVI change over 5 years is 0%."
   ],
   "data_quality": "partial",
   "one_line": "Proposed office-to-housing conversion in Brookhaven, MS, but marked as 'already in play' (0.0 opportunity score); nearby approved project (Corporate Square) and modest housing market growth noted.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "6a035edd7b54"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-085460adf6",
     "name": "Corporate Square",
     "city": "Brookhaven",
     "status": "approved",
     "km": 0.0
    }
   ],
   "count_10km": 1,
   "count_25km": 1
  },
  "elevation": {
   "elevation_ft": 491.9,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "28085950600",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 13.3950301202992,
   "poverty_rate": 19.667799169497897,
   "median_family_income": 67844.0,
   "snap_households": 246.0,
   "pop2010": 5959.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 167175,
    "month": "2026-09",
    "change_1y": 0.015,
    "change_5y": -0.0
   },
   "county_fips": "28085",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "28085950602",
   "jobs": 1318,
   "retail_jobs": 46,
   "food_accommodation_jobs": 60,
   "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": "39601",
   "month": "202609",
   "median_listing_price": 207750,
   "median_listing_price_yy": 0.051,
   "active_listing_count": 59,
   "median_days_on_market": 66,
   "price_reduced_share": 0.1714,
   "pending_ratio": 0.2712,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "28085950600",
   "kfr_p25": 0.3532,
   "jail_p25": 0.021,
   "kids_count": 1176.6277,
   "commuting_zone": "Brookhaven",
   "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-085460adf6",
     "name": "Corporate Square",
     "city": "Brookhaven",
     "state": "MS",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in MS",
      "0 km away"
     ]
    },
    {
     "id": "n-e9c006c891",
     "name": "Prosperity Business Campus",
     "city": "Merrifield",
     "state": "VA",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-169b839f16",
     "name": "Three Executive Campus",
     "city": "Cherry Hill",
     "state": "NJ",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-6be0752385",
     "name": "Wichita Falls Business Park",
     "city": "Wichita Falls",
     "state": "TX",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-8a3006df04",
     "name": "National Church Residences Corporate Campus",
     "city": "Upper Arlington",
     "state": "OH",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-c270fd80aa",
     "name": "1950 Old Gallows Road",
     "city": "Tysons",
     "state": "VA",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Lincoln County",
   "2024": {
    "units_1": 10,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 2446000
   },
   "2023": {
    "units_1": 20,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 2535000
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "28085",
   "year": 2025,
   "establishments": 162,
   "employment": 1982,
   "avg_annual_pay": 35653,
   "lq_employment": 1.6,
   "employment_change_1y": -1.1,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 159,
    "emp": 1791
   },
   "2023": {
    "estab": 160,
    "emp": 1838
   },
   "estab_change": 0.006,
   "emp_change": 0.026,
   "county_fips": "28085"
  },
  "schools": {
   "district": "Brookhaven School District",
   "district_geoid": "2800840",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 7,
   "schools": [
    "MS SCHOOL FOR THE ARTS",
    "ALEXANDER JUNIOR HIGH SCHOOL",
    "BROOKHAVEN ELEMENTARY SCHOOL",
    "BROOKHAVEN HIGH SCHOOL",
    "BROOKHAVEN TECHNICAL CENTER",
    "MAMIE MARTIN ELEMENTARY SCHOOL"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "28085",
   "years": "2016-2025",
   "events": 149,
   "by_type": {
    "Thunderstorm Wind": 82,
    "Hail": 27,
    "Tornado": 22,
    "Flash Flood": 17,
    "Flood": 1
   },
   "property_damage_usd": 5637800,
   "deaths_direct": 0,
   "injuries_direct": 4,
   "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": 9628,
   "trucks_aadt": 318,
   "road": "MS HIGHWAY 184",
   "class": "principal arterial",
   "lanes": 2,
   "segments_600m": 31,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ms/brookhaven-northbend-proposal/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction",
  "state": "census-geocoder"
 }
}