{
 "id": "n-d8eb4d1af7",
 "slug": "alexandria-732-n-washington-st",
 "type": "office-park",
 "name": "732 N. Washington St.",
 "aka": [],
 "city": "Alexandria",
 "county": "Alexandria city",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.81228,
 "lon": -77.04549,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "commercial office building",
 "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 alexandriabrief.com, model-extracted, unreviewed: A 1960s commercial office building at 732 N. Washington St. is approved for conversion into multi-unit apartments.",
 "strategy": [
  "reinhabit"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": null,
 "developer": "732 and 806 Development LLC",
 "architect": null,
 "after_notes": "multi-unit apartments",
 "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": "51510",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,031",
  "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": "25 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "49,465 on 90005",
   "origin": "fhwa-hpms"
  },
  {
   "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": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "multi-unit apartments",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "multi-unit apartments",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8562,
   "site_id": "n-d8eb4d1af7",
   "url": "https://www.alexandriabrief.com/architectural-review-board-approves-1960s-office-to-apartment-conversion-in-old-town-north/",
   "title": "Architectural review board approves 1960s office-to-apartment ...",
   "publisher": "alexandriabrief.com",
   "date": null,
   "quote": "732 N. Washington St.",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "732 and 806 Development LLC",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Approved conversion of 732 N. Washington St. (Alexandria, VA) from commercial office to multi-unit apartments. Developer: 732 and 806 Development LLC. Status: Approved. Current use: Office-park (original use). New use: Housing (after_notes: multi-unit apartments).",
   "why": "Record confirms: already approved, median rent $2,031, housing explicitly stated in after_notes. Nearby context: 5 projects within 1km (all 'reinhabit' strategy), including two 'CityHouse Old Town' sites under construction. Housing market: ZORI $2,243 (2026-09).",
   "where_it_stands": "Approved for housing conversion. No construction status given (record says 'approved' but not 'under construction').",
   "for_a_planner": [
    "Nearby housing trend: 5 similar 'reinhabit' projects within 1km (all Alexandria).",
    "Retail decline: -17.5% establishments (2012-2023), but housing market shows rent growth (ZORI +17.4% 5y)."
   ],
   "for_a_developer": [
    "No active construction noted (approved only).",
    "Competitive peer cluster: 5 nearby housing projects using same strategy (score 5.5-6.0).",
    "Median rent ($2,031) aligns with ZORI ($2,243)."
   ],
   "risks_and_unknowns": [
    "No construction timeline provided.",
    "Traffic data (49,465 ADT) not linked to housing demand.",
    "No details on unit mix or pricing beyond median rent."
   ],
   "data_quality": "partial",
   "one_line": "Approved office-to-housing conversion (multi-unit) in Alexandria, part of local housing cluster; median rent $2,031.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "b6a92e8dbd28"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-4ccb4c0d4c",
     "name": "Foundry",
     "city": "Alexandria",
     "status": "built",
     "km": 0.8
    },
    {
     "id": "n-505adee05d",
     "name": "Oakville Triangle",
     "city": "Alexandria",
     "status": "approved",
     "km": 0.8
    },
    {
     "id": "n-7a3a3bbbbc",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "status": "under construction",
     "km": 0.8
    },
    {
     "id": "n-bfcd62e4bf",
     "name": "Park+Ford",
     "city": "Alexandria",
     "status": "built",
     "km": 0.8
    },
    {
     "id": "n-d3ca746d44",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "status": "under construction",
     "km": 0.9
    },
    {
     "id": "n-926e61fba2",
     "name": "Fillmore Gardens Shopping Center",
     "city": "Arlington",
     "status": "approved",
     "km": 6.6
    },
    {
     "id": "m-19b309c013",
     "name": "Skyline Mall",
     "city": "Falls Church",
     "status": "closed",
     "km": 7.2
    },
    {
     "id": "n-6dc665bb3a",
     "name": "Rose Hill Plaza",
     "city": "Franconia",
     "status": "stalled",
     "km": 7.2
    },
    {
     "id": "m-c67e2b6603",
     "name": "Landmark Mall",
     "city": "Alexandria",
     "status": "demolished",
     "km": 7.4
    },
    {
     "id": "m-0d862e5e2b",
     "name": "Waterfront Mall",
     "city": "Washington",
     "status": "built",
     "km": 7.7
    },
    {
     "id": "n-a655b003ed",
     "name": "1313 L St.",
     "city": "Washington",
     "status": "under construction",
     "km": 8.8
    },
    {
     "id": "m-eabc34f289",
     "name": "Center Market, Washington, D.C.",
     "city": "Washington",
     "status": "demolished",
     "km": 9.1
    }
   ],
   "count_10km": 25,
   "count_25km": 47
  },
  "elevation": {
   "elevation_ft": 43.9,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51510201801",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 7.19954648526077,
   "median_family_income": 201667.0,
   "snap_households": 59.0,
   "pop2010": 5606.0,
   "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": "51510201805",
   "jobs": 6857,
   "retail_jobs": 200,
   "food_accommodation_jobs": 359,
   "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": "51510201801",
   "kfr_p25": 0.3994,
   "jail_p25": 0.0407,
   "kids_count": 143.3897,
   "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": "n-35cdae9830",
     "name": "Fair Oaks Mall",
     "city": "Fairfax County",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: reinhabit",
      "also in VA",
      "28 km away"
     ]
    },
    {
     "id": "n-d3ca746d44",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in VA",
      "1 km away"
     ]
    },
    {
     "id": "n-bfcd62e4bf",
     "name": "Park+Ford",
     "city": "Alexandria",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in VA",
      "1 km away"
     ]
    },
    {
     "id": "n-7a3a3bbbbc",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in VA",
      "1 km away"
     ]
    },
    {
     "id": "n-4ccb4c0d4c",
     "name": "Foundry",
     "city": "Alexandria",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in VA",
      "1 km away"
     ]
    },
    {
     "id": "m-a93c0ab78b",
     "name": "Springfield Mall",
     "city": "Springfield",
     "state": "VA",
     "score": 5.0,
     "why": [
      "same strategy: reinhabit",
      "also in VA",
      "12 km away"
     ]
    }
   ],
   "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": 49465,
   "trucks_aadt": null,
   "road": "90005",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 37,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/va/alexandria-732-n-washington-st/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Alexandria city (51510) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US51510",
   "why": "the county's Census profile",
   "from": "site.county_fips 51510",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=38.81228%2C-77.04549",
   "why": "FEMA Map Service Center search by coordinates: the effective flood zone and panel",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "EPA ECHO facilities within 1 mile",
   "url": "https://echo.epa.gov/facilities/facility-search/results?p_lat=38.81228&p_long=-77.04549&p_radius=1",
   "why": "EPA Enforcement and Compliance History: regulated facilities near the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Wikimedia Commons photos within 500 m",
   "url": "https://commons.wikimedia.org/w/index.php?title=Special:Search&search=nearcoord%3A500m%2C38.81228%2C-77.04549&ns6=1",
   "why": "a Commons geo-search around the point; licences vary by file",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Retrofitting Suburbia (book site)",
   "url": "https://www.retrofittingsuburbia.com/",
   "why": "Ellen Dunham-Jones and June Williamson's book and case studies, the research this database is built on",
   "from": "constant",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Google Maps",
   "url": "https://www.google.com/maps/search/?api=1&query=38.81228%2C-77.04549",
   "why": "the point on Google Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Street View",
   "url": "https://www.google.com/maps/@?api=1&map_action=pano&viewpoint=38.81228%2C-77.04549",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=38.81228~-77.04549&lvl=17",
   "why": "the point on Bing Maps (Bird's eye where available)",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Apple Maps",
   "url": "https://maps.apple.com/?ll=38.81228,-77.04549&z=17&q=732%20N.%20Washington%20St.",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=38.81228&mlon=-77.04549#map=17/38.81228/-77.04549",
   "why": "the point on OpenStreetMap",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Walk Score at this point",
   "url": "https://www.walkscore.com/score/loc/lat=38.81228/lng=-77.04549",
   "why": "Walk Score's walkability, transit and bike scores for the coordinates",
   "from": "site.lat/lon",
   "rel": "noopener nofollow"
  },
  {
   "group": "place",
   "label": "Transitland map",
   "url": "https://www.transit.land/map#17/38.81228/-77.04549",
   "why": "transit routes and stops from open GTFS feeds around the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "USGS National Map",
   "url": "https://apps.nationalmap.gov/viewer/?center=-77.04549,38.81228&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Alexandria, VA",
   "url": "https://www.loopnet.com/search/commercial-real-estate/alexandria-va/for-sale/",
   "why": "LoopNet's city search (checked in a browser 21 Oct 2026); the site itself may or may not be listed",
   "from": "site.city + state \u2192 search",
   "rel": "noopener nofollow sponsored"
  },
  {
   "group": "news",
   "label": "Google News: \u201c732 N. Washington St.\u201d",
   "url": "https://news.google.com/search?q=%22732+N.+Washington+St.%22+Alexandria",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201c732 N. Washington St.\u201d",
   "url": "https://www.bing.com/news/search?q=%22732+N.+Washington+St.%22+Alexandria",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Alexandria, Virginia on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Alexandria,_Virginia",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}