{
 "id": "n-e5b205e244",
 "slug": "port-jefferson-station-port-plaza-shopping-center",
 "type": "strip",
 "name": "Port Plaza shopping center",
 "aka": [],
 "city": "Port Jefferson Station",
 "county": "Suffolk County",
 "state": "NY",
 "country": "US",
 "census_division": 2,
 "lat": 40.92594,
 "lon": -73.06518,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "shopping center",
 "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 newsday.com, model-extracted, unreviewed: Port Plaza shopping center on Route 112 in Port Jefferson Station is proposed for redevelopment into housing under Brookhaven Town's new Commercial Redevelopment District zoning code.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "Owners of the Port Plaza shopping mall on Route 112 are contemplating redevelopment",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "Commercial Redevelopment District zoning category (floating zone)",
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by town board.",
 "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": "36103",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,190",
  "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-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$3,352/mo",
   "origin": "zillow"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "Owners of the Port Plaza shopping mall on Route 112 are contemplating redevelopment",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "Owners of the Port Plaza shopping mall on Route 112 are contemplating redevelopment Approved ",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7597,
   "site_id": "n-e5b205e244",
   "url": "https://www.newsday.com/long-island/suffolk/brookhaven-rezoning-retail-strip-malls-i67108",
   "title": "Housing could take over empty strip malls in Brookhaven",
   "publisher": "newsday.com",
   "date": null,
   "quote": "Port Plaza shopping center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Port Plaza shopping center (Port Jefferson Station, NY) is proposed for redevelopment to housing under Commercial Redevelopment District zoning, approved by town board. Status is 'proposed' but record notes it's 'already in play' per opp_reasons. Housing market data shows strong local demand (ZHVI $729,701, ZORI $3,352/month, 4% annual rent growth). Nearby peers include Lake Grove's vacant box stores (9 km away, same strategy). Traffic volume is low (259 ADT on local road). Parcel size, exact developer, and construction timeline not specified in record. Retail employment declined 1.3% since 2012. No parcel or deal details provided.",
   "why": "Record states 'proposed' but opp_reasons cite 'under construction'\u2014conflict noted. Housing metrics and zoning approval are key factors. Peer proximity (Lake Grove 9 km) is relevant. Traffic and retail trends lack actionable context for this site.",
   "where_it_stands": "Status unclear due to conflicting 'proposed' vs. 'under construction' in record. Housing market supports redevelopment strategy. No parcel or deal specifics available.",
   "for_a_planner": [
    "Zoning approved for housing transition",
    "Lake Grove peer (9 km) also redeveloping",
    "Low traffic volume noted (259 ADT)"
   ],
   "for_a_developer": [
    "Housing market strong (ZHVI $729k)",
    "No parcel size or deal terms provided",
    "Peer projects nearby (Lake Grove, 9 km)"
   ],
   "risks_and_unknowns": [
    "Status contradiction: 'proposed' vs. 'under construction'",
    "No parcel details or developer name",
    "Retail decline (1.3% employment) not directly tied to site"
   ],
   "data_quality": "partial",
   "one_line": "Proposed housing redevelopment approved under new zoning; housing market strong but status conflict and no parcel details.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "bfd668e4fca4"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-b53a0c35f5",
     "name": "Vacant box stores",
     "city": "Lake Grove",
     "status": "proposed",
     "km": 9.1
    }
   ],
   "count_10km": 1,
   "count_25km": 5
  },
  "elevation": {
   "elevation_ft": 184.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "36103158202",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 27.7106425381292,
   "poverty_rate": 4.98775615414358,
   "median_family_income": 107487.0,
   "snap_households": 135.0,
   "pop2010": 7838.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 729701,
    "month": "2026-09",
    "change_1y": 0.04,
    "change_5y": 0.274
   },
   "zori": {
    "latest": 3352,
    "month": "2026-09",
    "change_1y": 0.068,
    "change_5y": 0.306
   },
   "county_fips": "36103",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "36103158209",
   "jobs": 2036,
   "retail_jobs": 110,
   "food_accommodation_jobs": 142,
   "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": "11776",
   "month": "202609",
   "median_listing_price": 609500,
   "median_listing_price_yy": -0.0209,
   "active_listing_count": 49,
   "median_days_on_market": 46,
   "price_reduced_share": 0.0645,
   "pending_ratio": 0.7449,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "36103158202",
   "kfr_p25": 0.4668,
   "jail_p25": 0.0114,
   "kids_count": 583.7311,
   "commuting_zone": "New York",
   "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-2b273b620d",
     "name": "Montauk Highway shopping district",
     "city": "East Patchogue",
     "state": "NY",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "19 km away"
     ]
    },
    {
     "id": "n-fd75d3ba74",
     "name": "Former Walmart store",
     "city": "Riverhead",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "34 km away"
     ]
    },
    {
     "id": "n-d5e94412ed",
     "name": "Former Kmart",
     "city": "Riverhead",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "34 km away"
     ]
    },
    {
     "id": "n-a07a4233fa",
     "name": "Hauppauge Industrial Park",
     "city": "Hauppauge",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "16 km away"
     ]
    },
    {
     "id": "n-b53a0c35f5",
     "name": "Vacant box stores",
     "city": "Lake Grove",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "9 km away"
     ]
    },
    {
     "id": "n-d268702d97",
     "name": "101 and 201 Merritt 7",
     "city": "Norwalk",
     "state": "CT",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "36 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Suffolk County",
   "2024": {
    "units_1": 1137,
    "units_2_4": 10,
    "units_5plus": 260,
    "value_total": 914104542
   },
   "2023": {
    "units_1": 1007,
    "units_2_4": 5,
    "units_5plus": 208,
    "value_total": 883390385
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "36103",
   "year": 2025,
   "establishments": 5685,
   "employment": 73266,
   "avg_annual_pay": 48753,
   "lq_employment": 1.07,
   "employment_change_1y": -0.3,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 6520,
    "emp": 78830
   },
   "2023": {
    "estab": 6079,
    "emp": 77814
   },
   "estab_change": -0.068,
   "emp_change": -0.013,
   "county_fips": "36103"
  },
  "schools": {
   "district": "Brookhaven-Comsewogue Union Free School District",
   "district_geoid": "3615780",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 2,
   "schools": [
    "NORWOOD AVENUE SCHOOL",
    "WARD MELVILLE SENIOR HIGH SCHOOL"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "36103",
   "years": "2016-2025",
   "events": 329,
   "by_type": {
    "Thunderstorm Wind": 179,
    "Flash Flood": 113,
    "Lightning": 13,
    "Hail": 13,
    "Tornado": 10,
    "Funnel Cloud": 1
   },
   "property_damage_usd": 7583800,
   "deaths_direct": 1,
   "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": 259,
   "trucks_aadt": 12,
   "road": null,
   "class": "local road",
   "lanes": null,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/ny/port-jefferson-station-port-plaza-shopping-center/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}