{
 "id": "n-e2e5bec656",
 "slug": "sandy-springs-embassy-row",
 "type": "office-park",
 "name": "Embassy Row",
 "aka": [],
 "city": "Sandy Springs",
 "county": "Fulton County",
 "state": "GA",
 "country": "US",
 "census_division": 5,
 "lat": 33.92427,
 "lon": -84.37854,
 "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 ajc.com, model-extracted, unreviewed: The 11-acre Embassy Row, a former multi-family office firm, was bought by Woodfield for $11 million last year and is slated for redevelopment into a mixed-use project with roughly 600 apartments, retail, and townhomes in Sandy Springs.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": null,
 "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": "13121",
 "opp_score": 15.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county grew 4.6% 2018\u201323",
  "median rent $1,635",
  "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": "14 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "33,500 on 9",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "8,159 units, Fulton County",
   "origin": "census-bps"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 7517,
   "site_id": "n-e2e5bec656",
   "url": "https://www.ajc.com/business/2026/08/sandy-springs-to-get-new-public-park-as-part-of-200m-shopping-center-redo/",
   "title": "Public park, housing and shops to replace aging Sandy Springs retail center",
   "publisher": "ajc.com",
   "date": null,
   "quote": "Embassy Row",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Embassy Row (Sandy Springs, GA) is proposed as an office-park redevelopment to housing and retail. Status: proposed. Original use: office. Strategy: redevelop. New use: housing/retail.",
   "why": "Context: 14 similar projects within 10km (e.g., Embassy Row 100 proposed, North River Shopping Center under construction). Housing market: ZHVI $414k (down 1.5% YoY), median rent $1,635. Fulton County permits: 8,159 housing units approved in 2024. Peer projects include Park Center Building Four (3km away, proposed).",
   "where_it_stands": "Status: proposed. Not yet approved/sold. County population grew 4.6% (2018\u201323).",
   "for_a_planner": [
    "Proximity to 14 active/under-construction projects in cluster.",
    "Housing market shows stable demand (ZHVI +11.2% 5y, rent $1,635).",
    "Retail trends: 10% business growth, 14.4% employment growth (2012\u20132023)."
   ],
   "for_a_developer": [
    "Permits show strong residential construction (Fulton County: $2.26B value in 2024).",
    "Peer projects (e.g., Park Center Building Four) share same strategy.",
    "No known ownership or timeline details in record."
   ],
   "risks_and_unknowns": [
    "Status: proposed (not approved/sold).",
    "No parcel details or exact timeline provided.",
    "No financials beyond permit values."
   ],
   "data_quality": "thin",
   "one_line": "Proposed office-park conversion to housing/retail in Sandy Springs; 14 nearby projects, strong housing permits, but status remains unapproved.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "d14ff513970b"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-3d9a958c35",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "approved",
     "km": 0.0
    },
    {
     "id": "n-85248afe9f",
     "name": "Bishop",
     "city": "Sandy Springs",
     "status": "built",
     "km": 0.0
    },
    {
     "id": "n-e4f471a16c",
     "name": "Embassy Row 100",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-e2ce872f4e",
     "name": "Park Center Building Four",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 3.1
    },
    {
     "id": "n-2eeb1601b2",
     "name": "Ashford Green Office Park",
     "city": "Brookhaven",
     "status": "approved",
     "km": 4.0
    },
    {
     "id": "n-011c51cf36",
     "name": "100 Ashford Center North",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 4.4
    },
    {
     "id": "n-112e245141",
     "name": "Park Center campus",
     "city": "Dunwoody",
     "status": "approved",
     "km": 4.8
    },
    {
     "id": "n-58304f9fc1",
     "name": "High Street",
     "city": "Dunwoody",
     "status": "partial",
     "km": 4.8
    },
    {
     "id": "m-9ca7535f56",
     "name": "Phipps Plaza",
     "city": "Atlanta",
     "status": "partial",
     "km": 8.1
    },
    {
     "id": "n-199007e67b",
     "name": "Corporate Square",
     "city": "Brookhaven",
     "status": "approved",
     "km": 8.1
    },
    {
     "id": "n-015f5a8a09",
     "name": "1800 Century Blvd.",
     "city": "Chamblee",
     "status": "demolished",
     "km": 8.2
    },
    {
     "id": "n-d3792e12d2",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "under construction",
     "km": 8.7
    }
   ],
   "count_10km": 14,
   "count_25km": 69
  },
  "elevation": {
   "elevation_ft": 1091.6,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "13121010110",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 15.2594783543963,
   "median_family_income": 94118.0,
   "snap_households": 140.0,
   "pop2010": 5022.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 414221,
    "month": "2026-09",
    "change_1y": -0.015,
    "change_5y": 0.112
   },
   "zori": {
    "latest": 1926,
    "month": "2026-09",
    "change_1y": 0.026,
    "change_5y": 0.105
   },
   "county_fips": "13121",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "13121010133",
   "jobs": 33987,
   "retail_jobs": 1428,
   "food_accommodation_jobs": 792,
   "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": "30328",
   "month": "202609",
   "median_listing_price": 322450,
   "median_listing_price_yy": -0.1597,
   "active_listing_count": 243,
   "median_days_on_market": 63,
   "price_reduced_share": 0.1972,
   "pending_ratio": 0.2495,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "13121010110",
   "kfr_p25": 0.4413,
   "jail_p25": 0.0404,
   "kids_count": 131.4614,
   "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",
      "15 km away"
     ]
    },
    {
     "id": "n-c74d63dcbc",
     "name": "Render Tucker office-park conversion",
     "city": "Tucker",
     "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",
      "3 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",
      "19 km away"
     ]
    },
    {
     "id": "n-011c51cf36",
     "name": "100 Ashford Center North",
     "city": "Dunwoody",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "4 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Fulton County",
   "2024": {
    "units_1": 2937,
    "units_2_4": 481,
    "units_5plus": 8159,
    "value_total": 2257568576
   },
   "2023": {
    "units_1": 2905,
    "units_2_4": 100,
    "units_5plus": 7096,
    "value_total": 2003182482
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "13121",
   "year": 2025,
   "establishments": 4327,
   "employment": 55938,
   "avg_annual_pay": 50638,
   "lq_employment": 0.6,
   "employment_change_1y": -2.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 3394,
    "emp": 48734
   },
   "2023": {
    "estab": 3732,
    "emp": 55757
   },
   "estab_change": 0.1,
   "emp_change": 0.144,
   "county_fips": "13121"
  },
  "schools": {
   "district": "Fulton County School District",
   "district_geoid": "1302280",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 1,
   "schools": [
    "Lake Forest Elementary"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "13121",
   "years": "2016-2025",
   "events": 266,
   "by_type": {
    "Thunderstorm Wind": 174,
    "Flash Flood": 48,
    "Hail": 34,
    "Tornado": 10
   },
   "property_damage_usd": 9525000,
   "deaths_direct": 2,
   "injuries_direct": 7,
   "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": 33500,
   "trucks_aadt": 781,
   "road": "9",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ga/sandy-springs-embassy-row/",
 "photo": null,
 "provenance": {
  "state": "census-geocoder"
 }
}