{"id": "m-b18f7d91f7", "slug": "tulsa-eastgate-mall", "type": "mall", "name": "Eastgate Mall", "aka": ["Eastgate Metroplex"], "city": "Tulsa", "county": "Tulsa County", "state": "OK", "country": "US", "census_division": 7, "lat": 36.13187, "lon": -95.81947, "geocode_method": null, "address": null, "metro": null, "original_use": "mall", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": null, "strategy": ["reinhabit"], "new_use": null, "share_retrofit": null, "status": "built", "year_retrofit": 2007, "developer": null, "architect": null, "after_notes": "• Reinhabitation: office", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "wikidata_qid": "Q5330672", "wikipedia": null, "osm_id": null, "verified": "curated", "verified_by": null, "last_verified": null, "last_updated": "2021-01-20", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "40143", "opp_score": 0.0, "opp_reasons": ["retrofit already built", "county grew 4.8% 2018–23"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/malls/ok/tulsa-eastgate-mall/", "events": [{"year": 2007, "date": null, "kind": "retrofit", "detail": "Retrofit: reinhabit", "source_id": null}], "sources": [{"id": 201, "site_id": "m-b18f7d91f7", "url": "https://www.arcgis.com/apps/mapviewer/index.html?webmap=ce33ab2637374aab862b8a23847f620f", "title": "Retrofitting Suburbia Interactive Mall Map (ArcGIS web map ce33ab26…)", "publisher": null, "date": "2021-01-20", "quote": null, "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Eastgate Mall opened as a traditional mall and was reinhabited for office use in 2007; the site remains built today.", "why": "The record does not specify reasons for the reinhabitation, such as anchor loss, competition, or debt.", "where_it_stands": "The site is currently built; ownership and controlling entity are not identified in the record.", "for_a_planner": ["Reinhabitation to office (strategy) completed in 2007 as a precedent for adaptive reuse.", "Policy tools implied: retrofit already built, suggesting entitlements were secured.", "Open question: long-term office viability given low transit commute share (1.6%) and 8.2% vacancy in the surrounding tract.", "Open question: potential for further reuse or redevelopment as county population grew 4.8% 2018‑23."], "for_a_developer": ["Site size and exact boundaries are not provided in the record.", "Control/ownership is unspecified; the retrofit was completed in 2007, indicating entitlements are likely in place.", "Context constraints: very low transit commute share (0.016) and no flood or environmental data disclosed.", "Market signals: tract median household income $55,455, median gross rent $998, renter share 46%, vacancy 8.2%, population 4,749 at ~4,771/sq mi."], "risks_and_unknowns": ["Original opening year and anchor tenant history are unknown.", "Exact parcel size, ownership, and current office occupancy/vacancy are not stated.", "Flood risk, environmental constraints, and detailed entitlement status are missing.", "The retrofit’s financial performance and any pending redevelopment plans are unreviewed.", "Data are based on a single curated source (sources_count = 1), limiting verification."], "data_quality": "partial", "one_line": "Eastgate Mall in Tulsa was reinhabited to office use in 2007 and remains built, with limited data on ownership and occupancy.", "model": "nvidia/nemotron-3-super-120b-a12b", "machine": "NVIDIA API via Hermes CT", "record_sha1": "c2821120ff2b"}, "cluster": {"within_10km": [{"id": "m-2141f6abed", "name": "Eastland Mall", "city": "Tulsa", 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"a12-16298_1ex10d1.htm", "adjacent": false}, {"name": "Destination Maternity Corp", "cik": "0000896985", "n": 3, "first": "2012-11-02", "last": "2016-03-29", "forms": {"8-K": 3}, "cmbs": false, "kind": "other", "sic": "5621", "acc": "0001193125-16-521213", "doc": "d155846dex101.htm", "adjacent": false}, {"name": "INTUIT INC  (INTU)", "cik": "0000896878", "n": 2, "first": "2005-09-26", "last": "2006-09-15", "forms": {"10-K": 2}, "cmbs": false, "kind": "other", "sic": "7372", "acc": "0000950134-06-017817", "doc": "f23541e10vk.htm", "adjacent": false}, {"name": "NDCHEALTH CORP", "cik": "0000070033", "n": 1, "first": "2002-08-28", "last": "2002-08-28", "forms": {"10-K": 1}, "cmbs": false, "kind": "other", "sic": "7389", "acc": "0000931763-02-002968", "doc": "dex10xviii.htm", "adjacent": false}, {"name": "COLLECTIVE BRANDS, INC.", "cik": "0001060232", "n": 1, "first": "2010-09-02", "last": "2010-09-02", "forms": {"10-Q": 1}, "cmbs": false, "kind": "other", "sic": "5661", "acc": "0000950123-10-083320", "doc": "c58976exv10w2.htm", "adjacent": false}, {"name": "COLE NATIONAL CORP /DE/", "cik": "0000769644", "n": 1, "first": "2003-09-15", "last": "2003-09-15", "forms": {"10-Q": 1}, "cmbs": false, "kind": "other", "sic": "5990", "acc": "0000950152-03-008276", "doc": "l03024aexv10w1.txt", "adjacent": false}, {"name": "COLE NATIONAL GROUP INC", "cik": "0000909492", "n": 1, "first": "2003-09-15", "last": "2003-09-15", "forms": {"10-Q": 1}, "cmbs": false, "kind": "other", "sic": "5945", "acc": "0000950152-03-008275", "doc": "l03023aexv10w1.txt", "adjacent": false}], "forms": {"8-K": 9, "10-K": 6, "10-Q": 6, "10-Q/A": 1, "8-K/A": 1}, "url": "https://efts.sec.gov/LATEST/search/#/q=%22Eastgate%20Mall%22%20%22Tulsa%22&forms=10-K,10-D,8-K,10-Q,ABS-EE&dateRange=custom&startdt=2001-01-01", "retrieved": "2026-10-20", "v": 4, "adj": [], "adj_total": 0, "first_in_sample": null, "securitised": null, "vintage": null, "vintage_strong": false, "source": "SEC EDGAR full-text 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"median_family_income": 46442.0, "snap_households": 337.0, "pop2010": 4790.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 250892, "month": "2026-09", "change_1y": 0.028, "change_5y": 0.284}, "zori": {"latest": 1362, "month": "2026-09", "change_1y": 0.031, "change_5y": 0.239}, "county_fips": "40143", "source": "Zillow Research (ZHVI, ZORI)"}, "hpi": {"year": 2025, "index": 361.5, "change_1y": 0.11, "change_5y": 0.782, "change_10y": null, "base": "2000=100 (FHFA annual tract index, all-transactions)", "tract": "40143007312", "retrieved": "2026-10-20"}, "jobs_lodes": {"tract20": "40143007312", "jobs": 1900, "retail_jobs": 40, "food_accommodation_jobs": 44, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "lihtc": {"count_1km": 0, "units_1km": 0, "li_units_1km": 0, "projects": [], "retrieved": "2026-10-16"}, "listings": {"zip": "74134", "month": "202609", "median_listing_price": 317337, "median_listing_price_yy": 0.0237, "active_listing_count": 55, "median_days_on_market": 67, "price_reduced_share": 0.2477, "pending_ratio": 0.6055, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "nrhp": {"count": 0, "places": [], "retrieved": "2026-10-15"}, "nri": {"tract": "40143007312", "risk_score": 77.8, "risk_rating": "Relatively Moderate", "eal_score": 58.7, "eal_rating": "Relatively Moderate", "expected_annual_loss_usd": 1594989, "social_vulnerability": "Very High", "community_resilience": "Relatively Low", "hazards": {"hurricane": "Very Low", "tornado": "Relatively High", "inland flooding": "Relatively Moderate", "heat wave": "Very High", "wildfire": "Very Low", "earthquake": "Relatively Low", "hail": "Relatively Moderate", "strong wind": "Relatively High", "winter weather": "Relatively Moderate", "landslide": "Very Low", "ice storm": "Relatively High", "cold wave": "Relatively Moderate", "lightning": "Relatively Moderate"}, "high_hazards": ["tornado", "heat wave", "strong wind", "ice storm"], "retrieved": "2026-10-16"}, "opportunity": {"tract10": "40143007312", "kfr_p25": 0.3756, "jail_p25": 0.022, "kids_count": 621.347, "commuting_zone": "Tulsa", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "overture": {"candidates": 74, "retrieved": "2026-10-15", "building": {"id": "bce4f039-c692-495d-a58e-7e01f00dc982", "area_m2": 58412, "height_m": null, "levels": null, "class": "retail", "names": "Eastgate Metroplex", "contains_point": true, "km": 0.04, "explore": "https://explore.overturemaps.org/?feature=buildings.building.bce4f039-c692-495d-a58e-7e01f00dc982#17/36.13187/-95.81947"}, "large_buildings_nearby": 1, "buildings_done": true}, "oz": {"opportunity_zone": false, "tract": null, "rural": null, "retrieved": "2026-10-15"}, "peers": {"peers": [{"id": "m-b5120d6eaf", "name": "Shepherd Mall", "city": "Oklahoma City", "state": "OK", "score": 5.5, "why": ["same strategy: reinhabit", "also in OK"]}, {"id": "m-54930e8939", "name": "Tulsa Promenade", "city": "Tulsa", "state": "OK", "score": 5.5, "why": ["same strategy: reinhabit", "also in OK", "10 km away"]}, {"id": "m-e594aa16bf", "name": "100 Oaks Mall", "city": "Nashville", "state": "TN", "score": 4.5, "why": ["same strategy: reinhabit"]}, {"id": "m-0828e55f1a", "name": "Buford Clairmont Mall", "city": "Chamblee", "state": "GA", "score": 4.5, "why": ["same strategy: reinhabit"]}, {"id": "m-e41df3b63e", "name": "Allegheny Center Mall", "city": "Pittsburgh", "state": "PA", "score": 4.5, "why": ["same strategy: reinhabit"]}, {"id": "m-fd0c314b04", "name": "Westgate Mall", "city": "Bangor", "state": "ME", "score": 4.5, "why": ["same strategy: reinhabit"]}], "method": "size, 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