{"id": "n-35d31c97c2", "slug": "bastrop-gulf-oil-gas-station-barbecue-joint", "type": "gas-station", "name": "Gulf Oil gas station/barbecue joint", "aka": [], "city": "Bastrop", "county": "Bastrop County", "state": "TX", "country": "US", "census_division": 7, "lat": 30.04854, "lon": -97.3405, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "gas 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 Wikipedia, model-extracted, unreviewed: A former Gulf Oil gas station on SH 304 was reinhabited as a horror resort with a BBQ restaurant, music venue, and cabins for Texas Chainsaw Massacre fans.", "strategy": ["reinhabit"], "new_use": ["entertainment", "hotel", "retail"], "share_retrofit": null, "status": "operating", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "horror resort with a Texas BBQ restaurant, music/movie venue and cabins", "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": "48021", "opp_score": 0.0, "opp_reasons": ["retrofit already built", "county grew 24.0% 2018–23"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/gas-stations/tx/bastrop-gulf-oil-gas-station-barbecue-joint/", "events": [], "sources": [{"id": 7865, "site_id": "n-35d31c97c2", "url": "https://en.wikipedia.org/wiki/Texas_State_Highway_304", "title": "Texas State Highway 304", "publisher": "Wikipedia", "date": null, "quote": "Gulf Oil gas station/barbecue joint", "kind": "wikipedia", "license": "CC BY-SA 4.0", "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Operating Gulf Oil gas station/barbecue joint in Bastrop, TX, with plans to transition to a horror resort featuring Texas BBQ, music/movie venue, and cabins. Bastrop County grew 24% 2018–23; retail establishments up 35.8% since 2012. 1,419 housing units permitted in county 2024. Opportunity score 0.0 (reasons: retrofit already built, county growth). Peer sites include other TX locations using 'reinhabit' strategy.", "why": "Record states current status, new-use details, county growth, retail/housing trends, and opportunity score reasons. No external interpretation added.", "where_it_stands": "No additional context provided (e.g., traffic volume specifics, exact retrofit timeline, or peer project outcomes).", "for_a_planner": ["County growth and retail trends support potential demand for new uses.", "Permit data shows active development in Bastrop County."], "for_a_developer": ["Retrofit already completed (per reasons), reducing development risk.", "Low opportunity score (0.0) may indicate market saturation or unverified assumptions."], "risks_and_unknowns": ["No data on current occupancy or revenue of gas station.", "Traffic volume (4,994 ADT) not linked to projected demand.", "Peer projects' success metrics not provided."], "data_quality": "thin", "one_line": "Gas station transitioning to horror resort; county growth and retail trends noted, but opportunity score 0.0 with retrofit already built.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "ff2681a14ebe"}, "elevation": {"elevation_ft": 383.3, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "48021950300", "urban": 0, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 90.6060596531389, "poverty_rate": 9.22995431371251, "median_family_income": 83808.0, "snap_households": 476.0, "pop2010": 12927.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 351578, "month": "2026-09", "change_1y": -0.046, "change_5y": -0.0}, "zori": {"latest": 1697, "month": "2026-09", "change_1y": -0.009, "change_5y": null}, "county_fips": "48021", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "48021950302", "jobs": 615, "retail_jobs": 207, "food_accommodation_jobs": 89, "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": "78602", "month": "202609", "median_listing_price": 399500, "median_listing_price_yy": -0.0698, "active_listing_count": 296, "median_days_on_market": 84, "price_reduced_share": 0.173, "pending_ratio": 0.3193, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "48021950300", "kfr_p25": 0.4142, "jail_p25": 0.032, "kids_count": 955.9915, "commuting_zone": "Austin", "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": "m-e9252ce63f", "name": "Palm Center", "city": "Houston", "state": "TX", "score": 4.5, "why": ["same strategy: reinhabit", "also in TX"]}, {"id": "m-e27e852a93", "name": "Tandy Center Mall", "city": "Fort Worth", "state": "TX", "score": 4.5, "why": ["same strategy: reinhabit", "also in TX"]}, {"id": "n-636f06603f", "name": "River Oaks Shopping Center", "city": "Houston", "state": "TX", "score": 4.5, "why": ["same strategy: reinhabit", "also in TX"]}, {"id": "n-c0a7f972ca", "name": "Power Center", "city": "Houston", "state": "TX", "score": 4.5, "why": ["same strategy: reinhabit", "also in TX"]}, {"id": "n-8427ccf8a3", "name": "Casa Padre", "city": "Brownsville", "state": "TX", "score": 4.5, "why": ["same strategy: reinhabit", "also in TX"]}, {"id": "m-5a855ce72a", "name": "Highland Mall", "city": "Austin", "state": "TX", "score": 4.0, "why": ["same strategy: reinhabit", "also in TX"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Bastrop County", "2024": {"units_1": 1419, "units_2_4": 272, "units_5plus": 150, "value_total": 472302067}, "2023": {"units_1": 1145, "units_2_4": 4, "units_5plus": 192, "value_total": 331364689}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "48021", "year": 2025, "establishments": 221, "employment": 4150, "avg_annual_pay": 40199, "lq_employment": 1.79, "employment_change_1y": -1.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 173, "emp": 2515}, "2023": {"estab": 235, "emp": 4290}, "estab_change": 0.358, "emp_change": 0.706, "county_fips": "48021"}, "schools": {"district": "Bastrop Independent School District", "district_geoid": "4809570", "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": "48021", "years": "2016-2025", "events": 111, "by_type": {"Hail": 51, "Thunderstorm Wind": 26, "Flash Flood": 26, "Tornado": 6, "Flood": 2}, "property_damage_usd": 1862000, "deaths_direct": 0, "injuries_direct": 0, "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": 4994, "trucks_aadt": null, "road": null, "class": "major collector", "lanes": 2, "segments_600m": 1, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "horror resort with a Texas BBQ restaurant, music/movie venue and cabins", "origin": "record"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-growing-county", "name": "Fast-growing county (8%+ 2018–23)", "group_": "place", "evidence": "24%", "origin": "census-acs"}, {"slug": "use-hotel", "name": "Hotel", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "use-entertainment", "name": "Entertainment and sports", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}], "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\": …}"}}