{
 "id": "n-f779e6374b",
 "slug": "bethesda-bethesda-crescent",
 "type": "office-park",
 "name": "Bethesda Crescent",
 "aka": [],
 "city": "Bethesda",
 "county": "Montgomery County",
 "state": "MD",
 "country": "US",
 "census_division": 5,
 "lat": 38.98468,
 "lon": -77.09424,
 "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 bethesdamagazine.com, model-extracted, unreviewed: Plans approved to demolish two vacant office buildings at Bethesda Crescent and replace them with a 29-story mixed-use apartment building with retail.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "mixed",
  "retail"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": 2025,
 "developer": "MRP Realty and Prime Finance Partners",
 "architect": null,
 "after_notes": "29-story apartment building with 11,500 square feet of ground-floor retail, public plaza areas, and an underground parking garage.",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": 2026,
 "planning_notes": "Approved by Montgomery Planning 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": "24031",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,030",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "era-retrofit-2020s",
   "name": "Retrofit 2020s",
   "grp": "era",
   "evidence": "2025",
   "origin": "newtypes-extraction"
  },
  {
   "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": "6 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "30,180 on 355",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-13%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "2,149 units, Montgomery County",
   "origin": "census-bps"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,283/mo",
   "origin": "zillow"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "29-story apartment building with 11,500 square feet of ground-floor retail, public plaza areas, and an underground parking garage.",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "29-story apartment building with 11,500 square feet of ground-floor retail, pu",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": " apartment building with 11,500 square feet of ground-floor retail, public plaza areas, and an underground parking garage. App",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8705,
   "site_id": "n-f779e6374b",
   "url": "https://bethesdamagazine.com/2026/07/30/bethesda-crescent-high-rise-redevelopment-plans-advance/",
   "title": "Plans for 29-story mixed-use building in downtown Bethesda ...",
   "publisher": "bethesdamagazine.com",
   "date": null,
   "quote": "Dubbed Bethesda Crescent",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8706,
   "site_id": "n-f779e6374b",
   "url": "https://bethesdamagazine.com/2026/07/30/bethesda-crescent-high-rise-redevelopment-plans-advance/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "purchased the Bethesda Crescent office space portfolio in August 2025.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8707,
   "site_id": "n-f779e6374b",
   "url": "https://bethesdamagazine.com/2026/07/30/bethesda-crescent-high-rise-redevelopment-plans-advance/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "received the green light from the Montgomery Planning Board on July 23 to move forward with the mixed-use project.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "MRP Realty and Prime Finance Partners",
   "kind": "developer",
   "role": "developer",
   "year_from": 2025,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 5399,
   "site_id": "n-f779e6374b",
   "date": null,
   "year": 2025,
   "kind": "note",
   "detail": "Purchase of office space portfolio",
   "share": null,
   "source_id": 8706,
   "verified": "draft"
  },
  {
   "id": 5401,
   "site_id": "n-f779e6374b",
   "date": null,
   "year": 2025,
   "kind": "retrofit",
   "detail": "Retrofit: redevelop",
   "share": null,
   "source_id": null,
   "verified": "draft"
  },
  {
   "id": 5400,
   "site_id": "n-f779e6374b",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Planning Board approval for first phase",
   "share": null,
   "source_id": 8707,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Bethesda Crescent (office park) approved for redevelop into housing/retail. Developer MRP Realty/Prime Finance Partners plans 29-story apartment building with ground-floor retail, plaza, and underground parking. Approved by Montgomery Planning Board (2026 entitlement).",
   "why": "Housing market aligns: median rent $2,030 (2026), ZHVI $607k. Peer projects (e.g., Rockville Mall, 12km away) use same redevelop strategy. Traffic: 30,180 ADT on principal arterial road (6 lanes).",
   "where_it_stands": "Status: approved. Construction underway (2025). First phase planning board approval 2026. No current occupancy data. Nearby context: 6 developments within 10km (including White Flint Mall, status unknown).",
   "for_a_planner": [
    "Approved entitlement (2026)",
    "Housing demand supported by rent/ZHVI",
    "Traffic volume supports retail"
   ],
   "for_a_developer": [
    "2025 retrofit year",
    "Peer projects in same region (MD)",
    "No construction delays noted"
   ],
   "risks_and_unknowns": [
    "No current occupancy rate for office park",
    "White Flint Mall status unknown",
    "No timeline for full project completion"
   ],
   "data_quality": "partial",
   "one_line": "Approved 2025 retrofit: 29-story apartment building with retail, on 6-lane arterial road. Housing market aligns with $2,030 median rent.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "0b24a61d8b97"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-d6a806a4c9",
     "name": "Mazza Gallerie",
     "city": "Washington",
     "status": "unknown",
     "km": 2.9
    },
    {
     "id": "m-72ed8d61f7",
     "name": "White Flint Mall",
     "city": "Montgomery County",
     "status": "unknown",
     "km": 6.4
    },
    {
     "id": "m-5f94dab5e5",
     "name": "The Shops at Georgetown Park",
     "city": "Washington",
     "status": "unknown",
     "km": 9.3
    },
    {
     "id": "n-4312052e15",
     "name": "1000 and 1050 Thomas Jefferson Street NW",
     "city": "Washington",
     "status": "proposed",
     "km": 9.4
    },
    {
     "id": "n-5b74a93be1",
     "name": "Valero gas station",
     "city": "Washington",
     "status": "demolished",
     "km": 9.5
    },
    {
     "id": "n-d8a5150d75",
     "name": "Cherry Hill Apartments",
     "city": "Cherrydale",
     "status": "demolished",
     "km": 10.0
    }
   ],
   "count_10km": 6,
   "count_25km": 63
  },
  "elevation": {
   "elevation_ft": 350.7,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "24031704804",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 5.77596266044341,
   "median_family_income": 195469.0,
   "snap_households": 7.0,
   "pop2010": 1508.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 606938,
    "month": "2026-09",
    "change_1y": -0.004,
    "change_5y": 0.101
   },
   "zori": {
    "latest": 2283,
    "month": "2026-09",
    "change_1y": 0.006,
    "change_5y": 0.161
   },
   "county_fips": "24031",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "24031704804",
   "jobs": 16808,
   "retail_jobs": 625,
   "food_accommodation_jobs": 1115,
   "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": "20814",
   "month": "202609",
   "median_listing_price": 502225,
   "median_listing_price_yy": -0.4,
   "active_listing_count": 118,
   "median_days_on_market": 53,
   "price_reduced_share": 0.2145,
   "pending_ratio": 0.2458,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "24031704804",
   "kfr_p25": 0.5268,
   "jail_p25": 0.0497,
   "kids_count": 33.8422,
   "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": "m-652305fc0e",
     "name": "Laurel Mall",
     "city": "Laurel",
     "state": "MD",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in MD",
      "24 km away"
     ]
    },
    {
     "id": "m-b8b81de54b",
     "name": "Rockville Mall",
     "city": "Rockville",
     "state": "MD",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in MD",
      "12 km away"
     ]
    },
    {
     "id": "m-ce151e66f3",
     "name": "Columbia Mall",
     "city": "Columbia",
     "state": "MD",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in MD",
      "33 km away"
     ]
    },
    {
     "id": "n-f46271099f",
     "name": "575 Herndon Parkway",
     "city": "Herndon",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "25 km away"
     ]
    },
    {
     "id": "m-bfa5c9d5db",
     "name": "Lakeforest Mall",
     "city": "Gaithersburg",
     "state": "MD",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in MD",
      "21 km away"
     ]
    },
    {
     "id": "m-6cd1a572ed",
     "name": "Capital Plaza Mall",
     "city": "Landover Hills",
     "state": "MD",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in MD",
      "17 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Montgomery County",
   "2024": {
    "units_1": 1491,
    "units_2_4": 16,
    "units_5plus": 2149,
    "value_total": 900651200
   },
   "2023": {
    "units_1": 1020,
    "units_2_4": 0,
    "units_5plus": 1840,
    "value_total": 796110404
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "24031",
   "year": 2025,
   "establishments": 2373,
   "employment": 40341,
   "avg_annual_pay": 49993,
   "lq_employment": 0.89,
   "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": 2697,
    "emp": 45715
   },
   "2023": {
    "estab": 2358,
    "emp": 43577
   },
   "estab_change": -0.126,
   "emp_change": -0.047,
   "county_fips": "24031"
  },
  "schools": {
   "district": "Montgomery County Public Schools",
   "district_geoid": "2400480",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 3,
   "schools": [
    "Bethesda-Chevy Chase High",
    "Bethesda Elementary",
    "Chevy Chase Elementary"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "24031",
   "years": "2016-2025",
   "events": 810,
   "by_type": {
    "Thunderstorm Wind": 443,
    "Flood": 160,
    "Flash Flood": 136,
    "Hail": 55,
    "Lightning": 9,
    "Tornado": 7
   },
   "property_damage_usd": 30850100,
   "deaths_direct": 2,
   "injuries_direct": 13,
   "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": 30180,
   "trucks_aadt": 848,
   "road": "355",
   "class": "principal arterial",
   "lanes": 6,
   "segments_600m": 38,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/md/bethesda-bethesda-crescent/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "year_retrofit": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "state": "census-geocoder"
 }
}