{
 "id": "n-f46271099f",
 "slug": "herndon-575-herndon-parkway",
 "type": "office-park",
 "name": "575 Herndon Parkway",
 "aka": [],
 "city": "Herndon",
 "county": "Fairfax County",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.95477,
 "lon": -77.38398,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "office building",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": 135000,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from pcrehomes.com, model-extracted, unreviewed: The former Booz Allen Hamilton office building at 575 Herndon Parkway is approved for redevelopment into a 525-unit apartment building with retail, office, and half of a planned pedestrian promenade.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "office",
  "retail"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": null,
 "developer": "Bristol Capital Corporation and Woodfield Development",
 "architect": "DCS Design",
 "after_notes": null,
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": 2026,
 "planning_notes": "Approved by Herndon Town Council.",
 "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": "51059",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,230",
  "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": "11 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "97,970 on 267",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-10%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,507/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "267",
   "origin": "fhwa-hpms"
  },
  {
   "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-office",
   "name": "Office",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 8936,
   "site_id": "n-f46271099f",
   "url": "https://www.pcrehomes.com/blog/herndon-metro-575-herndon-parkway-apartments-promenade-approved-2026/",
   "title": "525 Apartments Approved at Herndon Metro \u2014 Promenade Coming",
   "publisher": "pcrehomes.com",
   "date": null,
   "quote": "575 Herndon Parkway",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Bristol Capital Corporation and Woodfield Development",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [
  {
   "name": "Booz Allen Hamilton",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "575 Herndon Parkway (135k sq ft office park, Herndon, VA) is approved for redevelopment into housing, office, and retail. Entitlements finalized for 2026. Developer Bristol Capital/Woodfield Development. Status: approved but not yet under construction. Median office rent $2,230. Housing market: ZHVI $756k (2026-09 forecast), 1.2% annual growth. Within 10km: 11 proposed office parks (e.g., Woodland Park, Lincoln Park Herndon). 2024 permits: 1,032 single-unit, 1,829 multi-unit housing units in Fairfax County. Traffic: 97,970 ADT on nearby freeway (2024).",
   "why": "Approved redevelopment aligns with regional housing demand (high permit activity) and nearby proposed office parks. Office rent data suggests existing market viability. Housing market trends support mixed-use conversion.",
   "where_it_stands": "Status: approved. Construction timeline unknown. Housing mix (e.g., affordable vs. market-rate) unknown. No details on retail tenant plans or timeline beyond entitlements.",
   "for_a_planner": [
    "Approved by Herndon Town Council.",
    "11 nearby proposed office parks may affect market saturation.",
    "High housing permit activity in county supports redevelopment strategy."
   ],
   "for_a_developer": [
    "Median rent $2,230 provides baseline for office valuation.",
    "Regional housing market shows 1.2% annual growth (ZHVI).",
    "Proximity to 10km cluster of proposed projects may influence demand."
   ],
   "risks_and_unknowns": [
    "No timeline for construction completion.",
    "Exact housing type (e.g., affordable, luxury) not specified.",
    "Retail demand data not provided."
   ],
   "data_quality": "good",
   "one_line": "Approved 2026 redevelopment of 135k sq ft Herndon office park into housing/office/retail; aligns with regional housing market trends and nearby proposed projects.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "99af1fd6e976"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-39905d7686",
     "name": "Woodland Park office park",
     "city": "Herndon",
     "status": "proposed",
     "km": 1.6
    },
    {
     "id": "n-bdf2addd85",
     "name": "Lincoln Park Herndon",
     "city": "Herndon",
     "status": "proposed",
     "km": 1.6
    },
    {
     "id": "n-e7d2647548",
     "name": "Reston Crossing",
     "city": "Reston",
     "status": "proposed",
     "km": 2.0
    },
    {
     "id": "n-3ab9acdeed",
     "name": "10800 Parkridge Boulevard",
     "city": "Reston",
     "status": "proposed",
     "km": 2.2
    },
    {
     "id": "n-7e555beee0",
     "name": "10701 Parkridge Boulevard",
     "city": "Reston",
     "status": "proposed",
     "km": 2.2
    },
    {
     "id": "n-db89351b3b",
     "name": "10690 Parkridge Boulevard",
     "city": "Reston",
     "status": "proposed",
     "km": 2.2
    },
    {
     "id": "n-ebd29e537e",
     "name": "Alexander Bell Drive",
     "city": "Reston",
     "status": "proposed",
     "km": 2.2
    },
    {
     "id": "n-ec2705a10e",
     "name": "Preston White Drive",
     "city": "Reston",
     "status": "proposed",
     "km": 2.2
    },
    {
     "id": "n-915c56e5d3",
     "name": "Reston National Golf Course",
     "city": "Reston",
     "status": "proposed",
     "km": 2.5
    },
    {
     "id": "n-6983c57d04",
     "name": "Makers Point offices",
     "city": "Reston",
     "status": "proposed",
     "km": 4.7
    },
    {
     "id": "n-e995d5adee",
     "name": "Lake Fairfax Business Park",
     "city": "Reston",
     "status": "proposed",
     "km": 5.0
    }
   ],
   "count_10km": 11,
   "count_25km": 30
  },
  "elevation": {
   "elevation_ft": 376.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51059480902",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 5.1775887943972,
   "median_family_income": 97045.0,
   "snap_households": 111.0,
   "pop2010": 3578.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 756212,
    "month": "2026-09",
    "change_1y": 0.012,
    "change_5y": 0.169
   },
   "zori": {
    "latest": 2507,
    "month": "2026-09",
    "change_1y": 0.011,
    "change_5y": 0.217
   },
   "county_fips": "51059",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "51059480902",
   "jobs": 9470,
   "retail_jobs": 58,
   "food_accommodation_jobs": 265,
   "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": "20170",
   "month": "202609",
   "median_listing_price": 638725,
   "median_listing_price_yy": -0.0322,
   "active_listing_count": 65,
   "median_days_on_market": 36,
   "price_reduced_share": 0.2401,
   "pending_ratio": 0.2016,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51059480902",
   "kfr_p25": 0.4811,
   "jail_p25": 0.0163,
   "kids_count": 442.3256,
   "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-6dc665bb3a",
     "name": "Rose Hill Plaza",
     "city": "Franconia",
     "state": "VA",
     "score": 7.0,
     "why": [
      "similar GLA (150,000 sq ft)",
      "same strategy: redevelop",
      "also in VA"
     ]
    },
    {
     "id": "n-f6c5291bf9",
     "name": "El Paseo and 1777 Saratoga Avenue",
     "city": "San Jose",
     "state": "CA",
     "score": 6.0,
     "why": [
      "similar GLA (126,345 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-505adee05d",
     "name": "Oakville Triangle",
     "city": "Alexandria",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "33 km away"
     ]
    },
    {
     "id": "n-926e61fba2",
     "name": "Fillmore Gardens Shopping Center",
     "city": "Arlington",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "28 km away"
     ]
    },
    {
     "id": "n-35cdae9830",
     "name": "Fair Oaks Mall",
     "city": "Fairfax County",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "10 km away"
     ]
    },
    {
     "id": "m-8f2803bc32",
     "name": "Ballston Commons",
     "city": "Arlington",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "25 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Fairfax County",
   "2024": {
    "units_1": 1032,
    "units_2_4": 0,
    "units_5plus": 1829,
    "value_total": 497832451
   },
   "2023": {
    "units_1": 1204,
    "units_2_4": 2,
    "units_5plus": 2042,
    "value_total": 466553009
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "51059",
   "year": 2025,
   "establishments": 2426,
   "employment": 49323,
   "avg_annual_pay": 51506,
   "lq_employment": 0.79,
   "employment_change_1y": 0.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 2730,
    "emp": 50096
   },
   "2023": {
    "estab": 2457,
    "emp": 49386
   },
   "estab_change": -0.1,
   "emp_change": -0.014,
   "county_fips": "51059"
  },
  "schools": {
   "district": "Fairfax County Public Schools",
   "district_geoid": "5101260",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 0,
   "schools": [],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "51059",
   "years": "2016-2025",
   "events": 780,
   "by_type": {
    "Thunderstorm Wind": 386,
    "Flood": 246,
    "Flash Flood": 103,
    "Hail": 39,
    "Tornado": 5,
    "Funnel Cloud": 1
   },
   "property_damage_usd": 4587000,
   "deaths_direct": 2,
   "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": 97970,
   "trucks_aadt": 1798,
   "road": "267",
   "class": "freeway or expressway",
   "lanes": 8,
   "segments_600m": 21,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/va/herndon-575-herndon-parkway/",
 "photo": null,
 "provenance": {
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}