Other · Georgia
Embassy Row 100
Proposed housing redevelopment for a 7.3-acre former office site in a high-demand market, with no project timeline or site-specific details in the record. · summary, model-written
Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from. documented = a quoted excerpt (click to read it) · reported = a source named, no excerpt yet · no source.
Site profile7 elements · what this retrofit is built with · tap a chip for the evidence
Retrofit in the pipeline
This site: …proposed record · all sites with this3+ other atlas sites within 10 km
This site: 14 within 10 km computed · all sites with this30,000+ vehicles a day on an adjacent road
This site: 33,500 on 9 fhwa-hpms · all sites with thisCounty permitting 2,000+ apartment units a year
This site: 8,159 units, Fulton County census-bps · all sites with thisUnder 20 acres
This site: 7.3 acres newtypes-extraction · all sites with thisRedeveloped
This site: …apartment community record · all sites with thisHousing
This site: …apartment community newtypes-extraction · all sites with thisNow
| Status | Retrofit proposedWikipedia no source |
|---|---|
| Strategy | Redevelopment, proposedWikipedia no source |
| New uses | housingWikipedia no source |
| What is there now | apartment communitynewtypes-extraction reported |
| Redeveloper | Terwilliger Pappasnewtypes-extraction reported |
Deals and debt
Site context
| Housing permits, Fulton County (GA), 2024 | 8,159 units in 5+ unit buildings, 481 in 2–4, 2,937 single-family; 2023: 7,096 in 5+Census BPS |
|---|---|
| Other atlas sites nearby | 14 within 10 km, 69 within 25 km: North River Shopping Center (0.0 km); Bishop (0.0 km); Embassy Row (0.0 km); Park Center Building Four (3.1 km); Ashford Green Office Park (4.0 km)computed |
| Retail trade in the county, 2025 (BLS QCEW) | 55,938 jobs in 4,327 establishments; average annual pay $50,638; employment location quotient 0.60; employment -2.8% on the yearBLS QCEW 2025, NAICS 44-45, private |
| Jobs located in the tract, 2022 | 33,987 jobs; 1,428 in retail trade, 792 in accommodation and food (workplace blocks summed to tract 13121010133)Census LEHD LODES8 WAC 2022 |
| Upward mobility (Opportunity Atlas, 2010 tract) | children of low-income (25th percentile) families reached the 44th income percentile as adults; 4.0% incarcerated at the 2010 count (131 children in the sample); born 1978–83, measured 2014–15Opportunity Insights |
| Food access (USDA FARA 2019, 2010 tract) | not a low-access tract at 1 mile; poverty rate 15.3%; median family income $94,118; 140 SNAP householdsUSDA ERS |
| Schools | Fulton County School District (PK-12); 1 public school within 1 mile: Lake Forest ElementaryNCES EDGE |
| Elevation | 1,092 ft above sea level at the site pointUSGS 3DEP |
| Storm events in the county, 2016-2025 | 266 county-logged events: 174 thunderstorm wind, 48 flash flood, 34 hail, 10 tornado; $9,525,000 property damage reported; 2 direct deaths; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events |
| Homes for sale in ZIP 30328, 2026-09 | median list price $322,450 (-16.0% on the year); 243 active listings; median 63 days on market; 20% with a price cutRealtor.com Research |
| Retail trade in the county, 2012 to 2023 | 3,732 establishments (+10%); 55,757 jobs (+14%)Census CBP |
| Housing market in the county | typical home value $414,221 (-2% 1 yr, +11% 5 yr); typical rent $1,926/mo (+3% 1 yr), 2026-09Zillow Research |
| Traffic on the busiest road within 600 m (2024) | 33,500 vehicles a day on 9 (principal arterial, 4 lanes); 781 trucks; 40 counted segmentsFHWA HPMS |
Summary, model-written
Embassy Row 100 (7.3 acres, Sandy Springs, GA) is proposed for housing redevelopment. Originally an office building delivered in 2000, it shut down in 2023. Developer Terwilliger Pappas acquired the site in 2016 for $18.25M. The project is listed as 'proposed' with no timeline. Context shows strong housing demand: median rent $1,635, ZORI $1,926 (2026-09), and Fulton County permits show 11,500+ residential units approved in 2024. It’s part of a cluster of 14 similar projects within 10km, including 'Embassy Row' (proposed) and 'North River Shopping Center' (under construction). No specific project details or timeline are provided in the record. Housing market growth (county +4.6% 2018–23) supports the strategy.
Why. The record confirms the site is in active housing redevelopment pipeline with market data backing demand, but lacks project specifics or timeline.
Where it stands. Proposed redevelopment; no construction or approval status details provided.
For a planner
- Contextual cluster of housing projects
- Strong local housing market indicators
For a developer
- Active developer (Terwilliger Pappas) with prior acquisition
- Market data aligns with strategy
What we do not know yet
- No project timeline
- No site-specific development plan
- No details on how 'Embassy Row' (proposed) relates to this site
Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.
Similar sites
- D.R. Horton Engineering Drive, Peachtree Corners, GA · Office parks · similar size (9.35 acres); same strategy: redevelop; also in GA
- Mathis Airport, Forsyth County, GA · Other · same strategy: redevelop; also in GA; 28 km away
- Westbury Square, Houston, TX · Malls · similar size (7.5 acres); same strategy: redevelop
- Hill Street Mixed-Use Development, Roswell, GA · Other · same strategy: redevelop; also in GA; 11 km away
Elsewhere on the web
Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar
Multifamily screen
- already in play: under construction, approved, or sold to a developer with housing plans
- county grew 4.6% 2018–23
- median rent $1,635
- housing in the record
Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.
History and original facts
| Acres | 7.3newtypes-extraction |
|---|---|
| Anchors | Art Institute of Atlanta |
| County | Fulton County |
| Census division | 5 · South Atlantic |
| Notes | Draft from bisnow.com, model-extracted, unreviewed: Embassy Row 100, a 115K SF mid-rise office building delivered in 2000 in Sandy Springs that housed the Art Institute of Atlanta until its 2023 shutdown, is proposed for demolition and replacement with an apartment community on its 7.3 acres by Terwilliger Pappas. |
Not yet recorded: GLA, year opened, original developer, retrofit year. Know it? Tell us.
Timeline
- 2000 delivered
- 2023 shut down
Sources
- Office Demolitions Are On The Rise, Even Where It Was Recently ...
3 quoted sentences
Embassy Row 100
Terwilliger Pappas late last month purchased Embassy Row 100, a 115K SF mid-rise office building in Sandy Springs that delivered in 2000 and was the campus for the Art Institute of Atlanta before it shut down in 2023.
Terwilliger Pappas late last month purchased Embassy Row 100, a 115K SF mid-rise office building in Sandy Springs that delivered in 2000 and was the campus for the Art Institute of Atlanta before it shut down in 2023.
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