{"id": "n-011c51cf36", "slug": "dunwoody-100-ashford-center-north", "type": "office-park", "name": "100 Ashford Center North", "aka": [], "city": "Dunwoody", "county": "DeKalb County", "state": "GA", "country": "US", "census_division": 5, "lat": 33.9411, "lon": -84.33548, "geocode_method": "census-address", "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 bisnow.com, model-extracted, unreviewed: The 100 Ashford Center North office building in Dunwoody, developed in 1986, is proposed to be demolished and replaced with housing after losing its largest tenant.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "OA Development is seeking permission from its lender to put 100 Ashford Center North up for sale to developers looking to convert the 162K SF mid-rise office building into apartments", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "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": "13089", "opp_score": 5.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $1,591", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/ga/dunwoody-100-ashford-center-north/", "events": [{"year": 1986, "date": null, "kind": "note", "detail": "building was developed", "source_id": 8221}, {"year": 2017, "date": null, "kind": "note", "detail": "OA acquired the building", "source_id": 8222}], "sources": [{"id": 8220, "site_id": "n-011c51cf36", "url": "https://www.bisnow.com/news/atlanta/office/another-landlord-eyes-scraping-suburban-office-for-apartments-130445", "title": "Major Tenant Exit Could Prompt Demolition At Suburban Atlanta ...", "publisher": "bisnow.com", "date": null, "quote": "100 Ashford Center North", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8221, "site_id": "n-011c51cf36", "url": "https://www.bisnow.com/news/atlanta/office/another-landlord-eyes-scraping-suburban-office-for-apartments-130445", "title": "Timeline", "publisher": null, "date": null, "quote": "The $14.8M CMBS loan tied to the building, which was developed in 1986, was transferred to special servicing in June due to “imminent monetary default,” according to Morningstar.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8222, "site_id": "n-011c51cf36", "url": "https://www.bisnow.com/news/atlanta/office/another-landlord-eyes-scraping-suburban-office-for-apartments-130445", "title": "Timeline", "publisher": null, "date": null, "quote": "OA acquired the building for $22.3M in January 2017, according to DeKalb County property records, and financed the purchase with a $15.6M loan that is set to mature in February 2027.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "100 Ashford Center North is a 162K SF office building in Dunwoody, GA, proposed for conversion to housing. OA Development seeks lender approval to sell it to developers for apartment conversion. ", "why": "It’s in a cluster of 14 nearby projects (10km radius), including 3 approved/under-construction housing conversions. Median rent is $1,591 (ZORI), and housing is confirmed in the record. ", "where_it_stands": "Status is 'proposed'; no construction timeline or unit count specified. DeKalb County permits show 853 rental units approved in 2024. ", "for_a_planner": ["Traffic: Ashford Dunwoody Rd NE is a minor arterial with 4 lanes, 20,200 ADT (2024).", "Peer projects: 6 similar conversions in GA within 21km, all scored 6.5."], "for_a_developer": ["Market: ZHVI $332,528 (down 1.8% YoY), ZORI $1,764 (up 2.3% YoY).", "Unknown: Exact housing type, timeline, or lender approval status."], "risks_and_unknowns": ["No construction start date or completion estimate.", "Lender approval not yet secured."], "data_quality": "partial", "one_line": "Proposed office-to-housing conversion in Dunwoody; part of active housing cluster with market data available; lender approval pending.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "39cb699e1abb"}, "cluster": {"within_10km": [{"id": "n-112e245141", "name": "Park Center campus", "city": "Dunwoody", "status": "approved", "km": 0.6}, {"id": "n-58304f9fc1", "name": "High Street", "city": "Dunwoody", "status": "partial", "km": 0.6}, {"id": "n-e2ce872f4e", "name": "Park Center Building Four", "city": "Dunwoody", "status": "proposed", "km": 2.5}, {"id": "n-2eeb1601b2", "name": "Ashford Green Office Park", "city": "Brookhaven", "status": "approved", "km": 2.9}, {"id": "n-3d9a958c35", "name": "North River Shopping Center", "city": "Sandy Springs", "status": "approved", "km": 4.4}, {"id": "n-85248afe9f", "name": "Bishop", "city": "Sandy Springs", "status": "built", "km": 4.4}, {"id": "n-e2e5bec656", "name": "Embassy Row", "city": "Sandy Springs", "status": "proposed", "km": 4.4}, {"id": "n-e4f471a16c", "name": "Embassy Row 100", "city": "Sandy Springs", "status": "proposed", "km": 4.4}, {"id": "n-015f5a8a09", "name": "1800 Century Blvd.", "city": "Chamblee", "status": "demolished", "km": 6.4}, {"id": "n-d3792e12d2", "name": "North River Shopping Center", "city": "Sandy Springs", "status": "under construction", "km": 6.6}, {"id": "m-6b182abdf8", "name": "Lotus Grove", "city": "Doraville", "status": "proposed", "km": 7.1}, {"id": "m-0828e55f1a", "name": "Buford Clairmont Mall", "city": "Chamblee", "status": "built", "km": 8.9}], "count_10km": 14, "count_25km": 70}, "elevation": {"elevation_ft": 1080.5, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13089021215", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 8.66646322856271, "median_family_income": 122551.0, "snap_households": 6.0, "pop2010": 5371.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 332528, "month": "2026-09", "change_1y": -0.018, "change_5y": 0.094}, "zori": {"latest": 1764, "month": "2026-09", "change_1y": 0.023, "change_5y": 0.121}, "county_fips": "13089", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "13089021223", "jobs": 1338, "retail_jobs": 4, "food_accommodation_jobs": 0, "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": "30338", "month": "202609", "median_listing_price": 624950, "median_listing_price_yy": -0.031, "active_listing_count": 84, "median_days_on_market": 59, "price_reduced_share": 0.2475, "pending_ratio": 0.381, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "13089021215", "kfr_p25": 0.5145, "jail_p25": 0.017, "kids_count": 98.5666, "commuting_zone": "Atlanta", "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-31e56c0ddf", "name": "Piedmont Center", "city": "Atlanta", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop", "also in GA", "21 km away"]}, {"id": "n-852d03ef41", "name": "Summit at Peachtree Parkway", "city": "Peachtree Corners", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop", "also in GA", "11 km away"]}, {"id": "n-e2e5bec656", "name": "Embassy Row", "city": "Sandy Springs", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop", "also in GA", "4 km away"]}, {"id": "n-c74d63dcbc", "name": "Render Tucker office-park conversion", "city": "Tucker", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop", "also in GA", "14 km away"]}, {"id": "n-e2ce872f4e", "name": "Park Center Building Four", "city": "Dunwoody", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop", "also in GA", "3 km away"]}, {"id": "n-3e3c70b59c", "name": "Brookside One and Brookside Two", "city": "Alpharetta", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop", "also in GA", "16 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "DeKalb County", "2024": {"units_1": 853, "units_2_4": 0, "units_5plus": 385, "value_total": 330925020}, "2023": {"units_1": 711, "units_2_4": 2, "units_5plus": 1563, "value_total": 334984054}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "13089", "year": 2025, "establishments": 2296, "employment": 32172, "avg_annual_pay": 47643, "lq_employment": 1.04, "employment_change_1y": -4.5, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2212, "emp": 30578}, "2023": {"estab": 2187, "emp": 32286}, "estab_change": -0.011, "emp_change": 0.056, "county_fips": "13089"}, "schools": {"district": "DeKalb County School District", "district_geoid": "1301740", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 0, "schools": [], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "13089", "years": "2016-2025", "events": 157, "by_type": {"Thunderstorm Wind": 124, "Hail": 13, "Flash Flood": 10, "Tornado": 4, "Heavy Rain": 2, "Lightning": 2, "Flood": 1, "Winter Storm": 1}, "property_damage_usd": 5131000, "deaths_direct": 0, "injuries_direct": 2, "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": 20200, "trucks_aadt": null, "road": "Ashford Dunwoody Rd NE;", "class": "minor arterial", "lanes": 4, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-office", "name": "Office", "group_": "use", "evidence": " sale to developers looking to convert the 162K SF mid-rise office building into apartments", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "14 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "OA Development is seeking permission from its lender to put 100 Ashford Center North up for sale to developers looking to convert the 162K SF mid-rise office building into apartments", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "ooking to convert the 162K SF mid-rise office building into apartments", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "record"}], "details": {}, "photos": [], "provenance": {"after_notes": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}