{
 "id": "n-f6f252142a",
 "slug": "crystal-city-2200-crystal-drive",
 "type": "office-park",
 "name": "2200 Crystal Drive",
 "aka": [],
 "city": "Crystal City",
 "county": "Zavala County",
 "state": "TX",
 "country": "US",
 "census_division": 7,
 "lat": 28.68341,
 "lon": -99.82746,
 "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 arlnow.com, model-extracted, unreviewed: An 11-story office building at 2200 Crystal Drive in Crystal City is being converted into a 195-unit multifamily building by JBG Smith.",
 "strategy": [
  "reinhabit"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "under construction",
 "year_retrofit": null,
 "developer": "JBG Smith",
 "architect": null,
 "after_notes": "195-unit multifamily building",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": 2025,
 "planning_notes": "Approved by Arlington County 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": "48507",
 "opp_score": 0.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county shrank -21.4% 2018\u201323",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "under construction",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "3 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-21.4%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "195-unit multifamily building",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "195-unit multifamily building Approved by Arlington County Board.",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8892,
   "site_id": "n-f6f252142a",
   "url": "https://www.arlnow.com/2026/05/28/construction-begins-on-crystal-city-project-to-convert-office-building-into-apartments/",
   "title": "Construction begins on Crystal City project to convert office building into apartments",
   "publisher": "arlnow.com",
   "date": null,
   "quote": "2200 Crystal Drive",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "JBG Smith",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "2200 Crystal Drive (Crystal City, TX) is a 195-unit multifamily project under construction by JBG Smith. It is approved by Arlington County Board with entitlement year 2025. The site\u2019s original office use is being reinhabited as housing. The record is marked 'draft' verification. The opportunity score is 0.0 due to being 'already in play: under construction, approved, or sold to a developer with housing plans.' Housing market data (ZHVI $91,238) and peer projects (e.g., 2100 Crystal Drive) are noted but not relevant to current status. No retail or traffic data is used in this assessment.",
   "why": "Record explicitly states construction status, developer, new use, and approval. 'Draft' verification and opportunity score confirm it\u2019s not a new opportunity. No external data added.",
   "where_it_stands": "Under construction, approved, housing conversion. Not a new opportunity per record.",
   "for_a_planner": [
    "Approved by Arlington County Board",
    "195-unit housing project",
    "Draft verification status"
   ],
   "for_a_developer": [
    "JBG Smith is building it",
    "Entitlement year 2025",
    "No new opportunity value (score 0.0)"
   ],
   "risks_and_unknowns": [
    "'County shrank -21.4% 2018\u201323' is stated but unclear what shrank",
    "No current retail vacancy data provided",
    "Traffic data (3,374 ADT) not used in assessment"
   ],
   "data_quality": "partial",
   "one_line": "195-unit housing under construction by JBG Smith, approved, draft-verified, not a new opportunity.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "1dc70527c367"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-528500174f",
     "name": "2100 Crystal Drive",
     "city": "Crystal City",
     "status": "approved",
     "km": 0.0
    },
    {
     "id": "n-b801402cce",
     "name": "1800 S. Bell Street",
     "city": "Crystal City",
     "status": "approved",
     "km": 0.0
    },
    {
     "id": "n-fdf257c3ec",
     "name": "1901 S. Bell Street",
     "city": "Crystal City",
     "status": "approved",
     "km": 0.0
    }
   ],
   "count_10km": 3,
   "count_25km": 3
  },
  "elevation": {
   "elevation_ft": 578.1,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "48507950302",
   "urban": 1,
   "lila_1_10": 1,
   "low_access_1mi": 1,
   "lapop1share": 8.70858498536326,
   "poverty_rate": 30.124180270685102,
   "median_family_income": 35536.0,
   "snap_households": 689.0,
   "pop2010": 6311.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 91238,
    "month": "2026-09",
    "change_1y": 0.131,
    "change_5y": 0.14
   },
   "county_fips": "48507",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "48507950302",
   "jobs": 1081,
   "retail_jobs": 82,
   "food_accommodation_jobs": 89,
   "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": "78839",
   "month": "202609",
   "median_listing_price": 190000,
   "median_listing_price_yy": -0.0256,
   "active_listing_count": 7,
   "median_days_on_market": 224,
   "price_reduced_share": 0.0,
   "pending_ratio": 0.1429,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "48507950302",
   "kfr_p25": 0.4382,
   "jail_p25": 0.0312,
   "kids_count": 1891.4913,
   "commuting_zone": "Crystal City",
   "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-528500174f",
     "name": "2100 Crystal Drive",
     "city": "Crystal City",
     "state": "TX",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in TX",
      "0 km away"
     ]
    },
    {
     "id": "n-b801402cce",
     "name": "1800 S. Bell Street",
     "city": "Crystal City",
     "state": "TX",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in TX",
      "0 km away"
     ]
    },
    {
     "id": "n-fdf257c3ec",
     "name": "1901 S. Bell Street",
     "city": "Crystal City",
     "state": "TX",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in TX",
      "0 km away"
     ]
    },
    {
     "id": "n-4726ef33a1",
     "name": "Wheatland Plaza",
     "city": "Duncanville",
     "state": "TX",
     "score": 4.5,
     "why": [
      "same strategy: reinhabit",
      "also in TX"
     ]
    },
    {
     "id": "m-5a855ce72a",
     "name": "Highland Mall",
     "city": "Austin",
     "state": "TX",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit",
      "also in TX"
     ]
    },
    {
     "id": "m-62d3e9c22c",
     "name": "Amigoland Mall",
     "city": "Brownsville",
     "state": "TX",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit",
      "also in TX"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Zavala County",
   "2024": {
    "units_1": 0,
    "units_2_4": 2,
    "units_5plus": 0,
    "value_total": 249820
   },
   "2023": {
    "units_1": 2,
    "units_2_4": 0,
    "units_5plus": 0,
    "value_total": 572867
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "48507",
   "year": 2025,
   "establishments": 18,
   "employment": 164,
   "avg_annual_pay": 27479,
   "lq_employment": 0.73,
   "employment_change_1y": -1.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 17,
    "emp": 0
   },
   "2023": {
    "estab": 16,
    "emp": 200
   },
   "estab_change": -0.059,
   "emp_change": null,
   "county_fips": "48507"
  },
  "schools": {
   "district": "Crystal City Independent School District",
   "district_geoid": "4815930",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 5,
   "schools": [
    "DR TOMAS RIVERA EL",
    "BENITO JUAREZ EL",
    "CRYSTAL CITY H S",
    "STERLING H FLY JR H S",
    "ZAVALA EL"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "48507",
   "years": "2016-2025",
   "events": 20,
   "by_type": {
    "Hail": 13,
    "Flash Flood": 4,
    "Thunderstorm Wind": 3
   },
   "property_damage_usd": 15000,
   "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": 3374,
   "trucks_aadt": null,
   "road": null,
   "class": "minor arterial",
   "lanes": 2,
   "segments_600m": 5,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/tx/crystal-city-2200-crystal-drive/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "state": "census-geocoder"
 }
}