{"id": "n-2eeb1601b2", "slug": "brookhaven-ashford-green-office-park", "type": "office-park", "name": "Ashford Green Office Park", "aka": [], "city": "Brookhaven", "county": "DeKalb County", "state": "GA", "country": "US", "census_division": 5, "lat": 33.91457, "lon": -84.33638, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "office complex", "year_opened": null, "year_closed": null, "acres": 5.0, "gla_sqft": 268000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from hoodline.com, model-extracted, unreviewed: The Ashford Green office park, a 268,000-square-foot office complex on roughly five acres, is approved for redevelopment into 320 apartments, retail, and coworking space.", "strategy": ["redevelop"], "new_use": ["housing", "office", "retail"], "share_retrofit": null, "status": "approved", "year_retrofit": null, "developer": "Woodfield Development", "architect": "Dwell Design Studio", "after_notes": null, "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "approved", "public_subsidy": null, "entitlement_year": 2026, "planning_notes": "Approved by Brookhaven City Council.", "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/brookhaven-ashford-green-office-park/", "events": [], "sources": [{"id": 7304, "site_id": "n-2eeb1601b2", "url": "https://hoodline.com/2026/08/brookhaven-approves-320-apartments-at-ashford-green-office-park-near-i-285/", "title": "Brookhaven Approves 320 Apartments at Ashford Green", "publisher": "hoodline.com", "date": null, "quote": "Ashford Green Office Park", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Woodfield Development", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Ashford Green Office Park (5 acres, 268k sqft GLA) in Brookhaven, GA, has zoning approved for redevelopment into housing/office/retail (status: approved, entitlement year 2026). Woodfield Development is the lead developer. The site is part of a cluster of 14 nearby projects within 10km, including 3 approved office parks (e.g., Park Center campus, Corporate Square). Median rent in the area is $1,591. Housing is explicitly noted in the redevelopment strategy. ", "why": "Zoning change approved, developer confirmed, housing strategy aligned with market (median rent data), and context of active nearby redevelopment. ", "where_it_stands": "Approved for redevelopment; no construction start date or current phase specified. ", "for_a_planner": ["Zoning change approved for mixed-use (housing/office/retail) in 2026. ", "14 nearby projects within 10km, including 3 approved office redevelopments. ", "Median rent ($1,591) supports housing strategy. "], "for_a_developer": ["Developer confirmed (Woodfield), zoning approved. ", "Housing strategy validated by median rent data. ", "No yield metrics (value_per_acre, parcel_value_total) available. ", "Construction timeline unknown; only 'approved' status noted. "], "risks_and_unknowns": ["No construction start date or current development phase. ", "Yield metrics (value_per_acre, parcel_value_total) are null. ", "No current permit activity data beyond 2023–2024. "], "data_quality": "good", "one_line": "Approved 2026 zoning change for housing/office/retail redevelopment; 5-acre site in Brookhaven with median rent $1,591, developer confirmed, no construction timeline or yield data available.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "3fd0d3d633f3"}, "cluster": {"within_10km": [{"id": "n-e2ce872f4e", "name": "Park Center Building Four", "city": "Dunwoody", "status": "proposed", "km": 1.0}, {"id": "n-011c51cf36", "name": "100 Ashford Center North", "city": "Dunwoody", "status": "proposed", "km": 2.9}, {"id": "n-112e245141", "name": "Park Center campus", "city": "Dunwoody", "status": "approved", "km": 3.5}, {"id": "n-58304f9fc1", "name": "High Street", "city": "Dunwoody", "status": "partial", "km": 3.5}, {"id": "n-3d9a958c35", "name": "North River Shopping Center", "city": "Sandy Springs", "status": "approved", "km": 4.0}, {"id": "n-85248afe9f", "name": "Bishop", "city": "Sandy Springs", "status": "built", "km": 4.0}, {"id": "n-e2e5bec656", "name": "Embassy Row", "city": "Sandy Springs", "status": "proposed", "km": 4.0}, {"id": "n-e4f471a16c", "name": "Embassy Row 100", "city": "Sandy Springs", "status": "proposed", "km": 4.0}, {"id": "n-015f5a8a09", "name": "1800 Century Blvd.", "city": "Chamblee", "status": "demolished", "km": 4.3}, {"id": "m-6b182abdf8", "name": "Lotus Grove", "city": "Doraville", "status": "proposed", "km": 6.1}, {"id": "m-0828e55f1a", "name": "Buford Clairmont Mall", "city": "Chamblee", "status": "built", "km": 6.2}, {"id": "n-199007e67b", "name": "Corporate Square", "city": "Brookhaven", "status": "approved", "km": 6.2}], "count_10km": 14, "count_25km": 69}, "elevation": {"elevation_ft": 1048.2, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13089021202", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 6.1937854297078, "poverty_rate": 3.20551590661667, "median_family_income": 155244.0, "snap_households": 51.0, "pop2010": 6745.0, "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": "13089021219", "jobs": 9487, "retail_jobs": 265, "food_accommodation_jobs": 114, "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": "30319", "month": "202609", "median_listing_price": 685000, "median_listing_price_yy": 0.0539, "active_listing_count": 225, "median_days_on_market": 57, "price_reduced_share": 0.1813, "pending_ratio": 0.2428, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "13089021202", "kfr_p25": 0.4753, "jail_p25": 0.0156, "kids_count": 122.3921, "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-199007e67b", "name": "Corporate Square", "city": "Brookhaven", "state": "GA", "score": 8.5, "why": ["similar GLA (296,078 sq ft)", "same strategy: redevelop", "also in GA"]}, {"id": "n-a5d3cb00f4", "name": "Brookside Office Park", "city": "Alpharetta", "state": "GA", "score": 8.5, "why": ["similar GLA (266,000 sq ft)", "same strategy: redevelop", "also in GA"]}, {"id": "n-f195f346dd", "name": "Morris Road development", "city": "Alpharetta", "state": "GA", "score": 8.5, "why": ["similar GLA (212,000 sq ft)", "same strategy: redevelop", "also in GA"]}, {"id": "n-4351727346", "name": "Azalea Gardens Apartments", "city": "Atlanta", "state": "GA", "score": 8.0, "why": ["similar size (3.98 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-1d50643a7a", "name": "Former JCPenney building", "city": "Edina", "state": "MN", "score": 7.5, "why": ["similar size (5.691 acres)", "similar GLA (247,902 sq ft)", "same strategy: redevelop"]}, {"id": "n-c178253052", "name": "D.R. Horton Engineering Drive", "city": "Peachtree Corners", "state": "GA", "score": 7.0, "why": ["same strategy: redevelop", "also in GA", "12 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": 2, "schools": ["Montgomery Elementary School", "Cary Reynolds Elementary School"], "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": 246000, "trucks_aadt": 21773, "road": "Interstate 285;", "class": "Interstate", "lanes": 10, "segments_600m": 39, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}, "yield": {"value_per_acre": null, "gla_per_acre": 53600, "far": 1.23, "parcel_value_total": null}}, "elements": [{"slug": "use-office", "name": "Office", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"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": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "246,000 on Interstate 285;", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "Interstate 285;", "origin": "fhwa-hpms"}, {"slug": "scale-small-site", "name": "Under 20 acres", "group_": "scale", "evidence": "5 acres", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "approved", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"acres": "newtypes-extraction", "gla_sqft": "newtypes-extraction", "status": "newtypes-extraction", "developer": "newtypes-extraction", "zoning_change": "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\": …}"}}