Retrofit Atlas

Strip centers · Virginia

Eagle Village Shopping Center

Imported, unreviewedRedevelopedRegreenedRetrofit proposedFredericksburg, VA

Proposed redevelop to housing/mixed use; zoning approved, 37 units permitted in 2024; strong housing market, peer cluster nearby. · summary, model-written

Ask who owns this Download dossier (PDF) · early access Download record (JSON) API Share LinkedIn Correct this record

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.

Map view. No verified photo yet. Send one.

Site profile8 elements · what this retrofit is built with · tap a chip for the evidence

Finance and pipeline
Retrofit in the pipelineThis site: …proposed newtypes-extraction · all sites with this
Place
Shrinking countyThis site: -0.3% census-acs · all sites with this
Scale
Under 20 acresThis site: 13.2 acres newtypes-extraction · all sites with this
Strategy
RedevelopedThis site: …walkable, mixed use centers record · all sites with this
RegreenedThis site: …walkable, mixed use centers record · all sites with this
New use
HousingThis site: …new_use field newtypes-extraction · all sites with this
Mixed useThis site: …walkable, mixed use centers Approved by Fredericksburg Planning Commission. newtypes-extraction · all sites with this
Retail (continued)This site: …new_use field newtypes-extraction · all sites with this

All elements and lists · Trends

Now

StatusRetrofit proposednewtypes-extraction reported
StrategyRedevelopment · Regreening, proposedWikipedia no source
New useshousing, mixed, retailWikipedia no source
What is there nowwalkable, mixed use centersnewtypes-extraction reported

Planning

Zoning changefrom Commercial Shopping Center to Commercial Highway with T-5 commercial transectnewtypes-extraction reported
Planning notesApproved by Fredericksburg Planning Commission.Wikipedia no source

Site context

Housing permits, Fredericksburg(Independent Cit (VA), 20240 units in 5+ unit buildings, 0 in 2–4, 37 single-family; 2023: 0 in 5+Census BPS
Other atlas sites nearby1 within 10 km, 1 within 25 km: Greenbrier Shopping Center (0.0 km)computed
Retail trade in the county, 2025 (BLS QCEW)3,364 jobs in 234 establishments; average annual pay $36,622; employment location quotient 1.36; employment -1.2% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 20223,811 jobs; 223 in retail trade, 962 in accommodation and food (workplace blocks summed to tract 51630000100)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)children of low-income (25th percentile) families reached the 42th income percentile as adults; 3.2% incarcerated at the 2010 count (126 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; 6% of residents more than 1 mile from a supermarket; poverty rate 9.8%; median family income $130,000; 141 SNAP householdsUSDA ERS
SchoolsFredericksburg City Public Schools (PK-12); 1 public school within 1 mile: Walker-Grant Early Childhood CenterNCES EDGE
Elevation39 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-202522 county-logged events: 14 thunderstorm wind, 7 flood, 1 hail; $2,090,500 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 22401, 2026-09median list price $584,950 (-7.0% on the year); 73 active listings; median 54 days on market; 26% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 2023246 establishments (-2%); 4,024 jobs (-3%)Census CBP
Housing market in the countytypical home value $467,891 (+2% 1 yr, +18% 5 yr); typical rent $1,933/mo (+5% 1 yr), 2026-09Zillow Research
Traffic on the busiest road within 600 m (2024)13,154 vehicles a day on 1 (minor arterial, 2 lanes); 142 trucks; 39 counted segmentsFHWA HPMS
Site metrics9,621 sq ft GLA per acre; FAR 0.22computed

Summary, model-written

Eagle Village Shopping Center (13.2 acres, 127k sq ft GLA) in Fredericksburg, VA, is proposed for redevelopment to housing/mixed use. Zoning changed from Commercial Shopping Center to Commercial Highway (T-5 transect), approved by Fredericksburg Planning Commission. A 2025 Planning Commission meeting is scheduled to consider rezoning. Permits show 37 residential units approved in 2024.

Why. Zoning change approved, housing market strong (ZHVI +17.5% 5y), peer projects in similar markets (e.g., Greenbrier Shopping Center 0km away, also proposed). Median retail rent $1,521.

Where it stands. Status: proposed. Planning Commission approved zoning change. Construction underway (37 units permitted in 2024).

For a planner

  • Zoning change to T-5 transect aligns with mixed-use strategy. Traffic: minor arterial (2 lanes, 13k ADT).
  • Peer cluster: 1 nearby proposed mall (Greenbrier, 0km).

For a developer

  • Housing market shows growth (ZHVI +17.5% 5y). Median rent $1,521 supports retail viability.
  • Permits confirm active construction (37 units in 2024).

What we do not know yet

  • No current tenant data or retail vacancy rate.
  • Yield metrics (value/acres, parcel value) missing.
  • Conflict: Planning Commission approved zoning but 2025 event lists 'to consider' rezoning.

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

  • Harbor Bay Landing, Alameda, CA · Strip centers · similar size (9.6 acres); similar GLA (130,000 sq ft); same strategy: redevelop
  • D.R. Horton Engineering Drive, Peachtree Corners, GA · Office parks · similar size (9.35 acres); similar GLA (101,000 sq ft); same strategy: redevelop
  • Cambrian Park Plaza, San Jose, CA · Strip centers · similar size (18.13 acres); similar GLA (168,460 sq ft); same strategy: redevelop
  • El Paseo and 1777 Saratoga Avenue, San Jose, CA · Office parks · similar size (10.76 acres); similar GLA (126,345 sq ft); same strategy: redevelop

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
  • median rent $1,521
  • 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

Acres13.2newtypes-extraction
Gross leasable area127,000 sq ftnewtypes-extraction reported
CountyFredericksburg city
Census division5 · South Atlantic
NotesDraft from fxbgadvance.com, model-extracted, unreviewed: Proposed rezoning and redevelopment of a 13.2-acre strip mall into a walkable, mixed-use center with housing.

Not yet recorded: year opened, original developer, retrofit year. Know it? Tell us.

Timeline

  1. 2025 Planning Commission to consider rezoning

Sources

More in Virginia

Ballston CommonsArlington, VA · 2013Partial Redeveloped · Regreened · Partial redevelopment: mixed use Partial regreening: parkCloverleaf MallCloverleaf MallRichmond, VA · 2009Redeveloped · Redevelopment: mixed use, new streetsColiseum MallColiseum MallHampton, VA · 2010Redeveloped · Redevelopment: mixed useNewmarket North MallHampton, VA · 2000Reinhabited · Reinhabitation: officeTysons Corner CenterTysons Corner CenterTysons Corner, VA · 2016Partial Redeveloped · Partial redevelopment: residentialTysons GalleriaTysons GalleriaTysons Corner, VA · 2016Partial Redeveloped · Partial redevelopment: office