{"id": "n-2d940d05bc", "slug": "pelham-163-wolfs-lane", "type": "gas-station", "name": "163 Wolfs Lane", "aka": [], "city": "Pelham", "county": "Westchester County", "state": "NY", "country": "US", "census_division": 2, "lat": 40.90641, "lon": -73.81159, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "abandoned gasoline filling station", "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 pelhamny.gov, model-extracted, unreviewed: An abandoned gasoline filling station at 163 Wolfs Lane in Pelham, NY is proposed for redevelopment with ground-floor retail and upper-floor residential uses.", "strategy": ["redevelop"], "new_use": ["housing", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "The ground floor retail and upper floor residential uses would complement adjacent uses, including the Pelham Picture House, as well as Woodland Park across the street.", "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": "36119", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $1,876", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/gas-stations/ny/pelham-163-wolfs-lane/", "events": [], "sources": [{"id": 7655, "site_id": "n-2d940d05bc", "url": "https://www.pelhamny.gov/214/163-Wolfs-Lane-Proposed-Development", "title": "163 Wolfs Lane Proposed Development | Pelham, NY", "publisher": "pelhamny.gov", "date": null, "quote": "163 Wolfs Lane", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Former gas station at 163 Wolfs Lane (Pelham, NY) proposed for housing/retail redevelopment. Status: proposed. Adjacent to Pelham Picture House and Woodland Park. Median rent $1,876. Housing market ZHVI $877,732 (2026-09).", "why": "Opp_score 10.0: already in development pipeline (per 'opp_reasons'), housing in record, median rent data. Traffic: 98,599 ADT on nearby freeway (Hutchinson River Pkwy).", "where_it_stands": "Status 'proposed' with no approval timeline. Verified as 'draft' (unconfirmed). No parcel size or zoning details provided. Peer comparisons (6.0 score) are distant redevelopments in NYC (22-31km).", "for_a_planner": ["Adjacent uses (theater/park) noted as complementary.", "Traffic volume supports retail viability but no demand data provided."], "for_a_developer": ["Market data (rent, ZHVI) supports housing feasibility.", "No current permits or construction status disclosed; 'proposed' status lacks timeline."], "risks_and_unknowns": ["Status: 'proposed' not approved/sold. Verified: 'draft' (unconfirmed).", "No parcel size, zoning, or construction timeline in record.", "Peer comparisons irrelevant (distant NYC sites)."], "data_quality": "partial", "one_line": "Proposed housing/retail on former gas station; market data supports feasibility but status unconfirmed.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "1ee327e80e33"}, "cluster": {"within_10km": [{"id": "m-bae12c6662", "name": "New Rochelle Mall", "city": "New Rochelle", "status": "demolished", "km": 2.7}, {"id": "n-44ac7dd18c", "name": "Cross County Center", "city": "Yonkers", "status": "operating", "km": 4.3}, {"id": "n-89a9ed0d39", "name": "Cottage Place Gardens", "city": "Yonkers", "status": "demolished", "km": 8.0}], "count_10km": 3, "count_25km": 27}, "elevation": {"elevation_ft": 34.9, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "36119005400", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 2.50447227191413, "median_family_income": 250001.0, "snap_households": 21.0, "pop2010": 1829.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 877732, "month": "2026-09", "change_1y": 0.078, "change_5y": 0.312}, "zori": {"latest": 3097, "month": "2026-09", "change_1y": 0.05, "change_5y": 0.272}, "county_fips": "36119", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "36119005400", "jobs": 696, "retail_jobs": 31, "food_accommodation_jobs": 77, "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": "10803", "month": "202609", "median_listing_price": 1025499, "median_listing_price_yy": -0.2658, "active_listing_count": 14, "median_days_on_market": 52, "price_reduced_share": 0.0, "pending_ratio": 0.2143, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "36119005400", "kfr_p25": 0.5216, "jail_p25": -0.0062, "kids_count": 43.9393, "commuting_zone": "New York", "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-4f6cdedcbb", "name": "Red Hook Grain Terminal", "city": "Brooklyn", "state": "NY", "score": 6.0, "why": ["same strategy: redevelop", "also in NY", "31 km away"]}, {"id": "n-f953f8fb88", "name": "5 Times Square", "city": "New York", "state": "NY", "score": 6.0, "why": ["same strategy: redevelop", "also in NY", "22 km away"]}, {"id": "n-752e901e74", "name": "111 Wall St.", "city": "New York", "state": "NY", "score": 6.0, "why": ["same strategy: redevelop", "also in NY", "28 km away"]}, {"id": "n-b34f2ea603", "name": "Flatiron Building", "city": "New York", "state": "NY", "score": 6.0, "why": ["same strategy: redevelop", "also in NY", "27 km away"]}, {"id": "n-218d9b33c8", "name": "Atlantic Plaza", "city": "Brooklyn", "state": "NY", "score": 6.0, "why": ["same strategy: redevelop", "also in NY", "27 km away"]}, {"id": "n-8c831e18de", "name": "Industry City", "city": "Brooklyn", "state": "NY", "score": 6.0, "why": ["same strategy: redevelop", "also in NY", "30 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Westchester County", "2024": {"units_1": 268, "units_2_4": 18, "units_5plus": 1306, "value_total": 507002497}, "2023": {"units_1": 296, "units_2_4": 24, "units_5plus": 1158, "value_total": 427316993}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "36119", "year": 2025, "establishments": 3203, "employment": 44355, "avg_annual_pay": 51116, "lq_employment": 1.04, "employment_change_1y": -4.0, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 3804, "emp": 48450}, "2023": {"estab": 3331, "emp": 45354}, "estab_change": -0.124, "emp_change": -0.064, "county_fips": "36119"}, "schools": {"district": "Pelham Union Free School District", "district_geoid": "3622680", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 9, "schools": ["GRAHAM SCHOOL", "MOUNT VERNON HONOR ACADEMY", "EDWARD WILLIAMS SCHOOL", "COLUMBUS ELEMENTARY SCHOOL", "COLONIAL SCHOOL", "HUTCHINSON SCHOOL"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "36119", "years": "2016-2025", "events": 264, "by_type": {"Flash Flood": 122, "Thunderstorm Wind": 120, "Hail": 16, "Flood": 4, "Tornado": 1, "Lightning": 1}, "property_damage_usd": 93093950, "deaths_direct": 5, "injuries_direct": 1, "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": 98599, "trucks_aadt": 3936, "road": "Hutchinson Riv Pkwy", "class": "freeway or expressway", "lanes": 4, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "The ground floor retail and upper floor residential uses would complement adjacent ", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "3 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "The ground floor retail and upper floor residential uses would complement adjacent uses, including the Pelham Picture House, as well as Woodland Park across the street.", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "The ground floor retail and upper floor residential uses would complement adjacent uses, including the Pelham P", "origin": "newtypes-extraction"}, {"slug": "use-park", "name": "Park and open space", "group_": "use", "evidence": "es, including the Pelham Picture House, as well as Woodland Park across the street.", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-12%", "origin": "census-cbp"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "98,599 on Hutchinson Riv Pkwy", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "Hutchinson Riv Pkwy", "origin": "fhwa-hpms"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$3,097/mo", "origin": "zillow"}, {"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\": …}"}}