{"id": "n-364574df10", "slug": "southside-place-blair-house", "type": "garden-apartments", "name": "Blair House", "aka": [], "city": "Southside Place", "county": "Harris County", "state": "TX", "country": "US", "census_division": 7, "lat": 29.70606, "lon": -95.43688, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "apartment complex", "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: The Blair House, a 1963 183-unit apartment complex on a 4.2-acre site, was demolished in 2015 and replaced with the 269-unit Sinclear Apartments.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "built", "year_retrofit": null, "developer": "Trammell Crow Residential", "architect": null, "after_notes": "Trammell Crow Residential built the four-story, 269-unit Sinclear Apartments Southside Place in its place.", "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": "48201", "opp_score": 0.0, "opp_reasons": ["retrofit already built", "county grew 3.4% 2018–23", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/tx/southside-place-blair-house/", "events": [], "sources": [{"id": 9045, "site_id": "n-364574df10", "url": "https://en.wikipedia.org/wiki/Southside_Place,_Texas", "title": "Southside Place, Texas", "publisher": "Wikipedia", "date": null, "quote": "Blair House", "kind": "wikipedia", "license": "CC BY-SA 4.0", "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Trammell Crow Residential", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [{"id": 934, "owner": "Individual (name withheld)", "acres": 0.2009, "land_use": "A1", "zoning": null, "appraised": 615230.0, "sale_date": "2018-08-13", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 935, "owner": "Individual (name withheld)", "acres": 0.0, "land_use": "A1", "zoning": null, "appraised": 870107.0, "sale_date": "2025-02-21", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 936, "owner": "Individual (name withheld)", "acres": 0.0, "land_use": "A1", "zoning": null, "appraised": 952225.0, "sale_date": "2025-04-28", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 937, "owner": "Individual (name withheld)", "acres": 0.0, "land_use": "A1", "zoning": null, "appraised": 1031061.0, "sale_date": "2023-03-24", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 938, "owner": "Individual (name withheld)", "acres": 0.2009, "land_use": "A1", "zoning": null, "appraised": 600000.0, "sale_date": "1999-02-12", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 939, "owner": "Individual (name withheld)", "acres": 0.0, "land_use": "A1", "zoning": null, "appraised": 803096.0, "sale_date": "2016-06-22", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 940, "owner": "Individual (name withheld)", "acres": 0.4303, "land_use": "A1", "zoning": null, "appraised": 2194881.0, "sale_date": "2023-01-03", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 941, "owner": "Individual (name withheld)", "acres": 0.0, "land_use": "A1", "zoning": null, "appraised": 1079693.0, "sale_date": "2016-12-22", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 942, "owner": "Individual (name withheld)", "acres": 0.0, "land_use": "A1", "zoning": null, "appraised": 825276.0, "sale_date": "2025-08-06", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}, {"id": 943, "owner": "BARTELL PROPERTIES LLC", "acres": 0.0, "land_use": "A1", "zoning": null, "appraised": 863488.0, "sale_date": "2018-11-15", "source_url": "https://www.gis.hctx.net/arcgis/rest/services/HCAD/Parcels/MapServer/0", "retrieved": "2026-10-21"}], "context": {"assessment": {"what_happened": "Trammell Crow Residential built Sinclear Apartments Southside Place (269 units, 4-story) on the former Blair House site after redeveloping the original garden-apartment complex. The retrofit is confirmed as completed in the record.", "why": "Opportunity score reasons include 'retrofit already built' and housing market data showing 11.3% ZHVI growth over 5 years (2021-2026).", "where_it_stands": "Located in Southside Place, TX, within 10km of 11 nearby developments including operating malls (e.g., Westwood Mall, 7.6km) and proposed projects (e.g., Westbury Square, 6.8km).", "for_a_planner": ["Housing market shows 2% annual ZHVI decline but 11.3% 5-year growth", "County population grew 3.4% 2018-2023 (per record)", "No current vacancy rates or occupancy data provided."], "for_a_developer": ["New housing project completed on-site (Sinclear Apartments)", "Peer projects like Saks Fifth Avenue Center (5km) and Ion (6km) are also redeveloped", "Harris County permits show $7.7B in 2024 residential construction value (county-wide)", "Unknown: Current occupancy, rent levels, or specific site financials."], "risks_and_unknowns": ["'Verified': draft status suggests incomplete data", "No details on original site size or redevelopment costs", "County growth rate source not specified", "No indication of current demand vs. supply at this location."], "data_quality": "partial", "one_line": "Retrofit completed: Sinclear Apartments now occupies former Blair House site; housing market shows 5-year growth but 1-year decline.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "19581090ea98"}, "cluster": {"within_10km": [{"id": "m-a81e99656a", "name": "Saks Fifth Avenue Center of Fashion", "city": "Houston", "status": "built", "km": 5.2}, {"id": "n-636f06603f", "name": "River Oaks Shopping Center", "city": "Houston", "status": "operating", "km": 5.9}, {"id": "n-b23ed49f8c", "name": "Ion", "city": "Houston", "status": "built", "km": 6.1}, {"id": "m-3cca8357e2", "name": "Westbury Square", "city": "Houston", "status": "proposed", "km": 6.8}, {"id": "m-c096f52f93", "name": "Westwood Mall", "city": "Houston", "status": "operating", "km": 7.6}, {"id": "m-de62631182", "name": "Sharpstown Mall", "city": "Houston", "status": "built", "km": 7.6}, {"id": "n-7759283ae9", "name": "Greentown Labs Houston", "city": "Houston", "status": "built", "km": 8.9}, {"id": "n-84b1c0e9cb", "name": "Georgian apartments", "city": "Houston", "status": "under construction", "km": 8.9}, {"id": "n-c0a7f972ca", "name": "Power Center", "city": "Houston", "status": "operating", "km": 8.9}, {"id": "n-ff9cbb4777", "name": "Park Eight Master Plan", "city": "Houston", "status": "proposed", "km": 8.9}, {"id": "m-e9252ce63f", "name": "Palm Center", "city": "Houston", "status": "operating", "km": 9.9}], "count_10km": 11, "count_25km": 20}, "elevation": {"elevation_ft": 48.2, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "48201412500", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 4.51127819548872, "median_family_income": 250001.0, "snap_households": 6.0, "pop2010": 1715.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 276524, "month": "2026-09", "change_1y": -0.02, "change_5y": 0.113}, "zori": {"latest": 1583, "month": "2026-09", "change_1y": -0.001, "change_5y": 0.1}, "county_fips": "48201", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "48201412500", "jobs": 1035, "retail_jobs": 89, "food_accommodation_jobs": 167, "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": "77025", "month": "202609", "median_listing_price": 399000, "median_listing_price_yy": -0.0219, "active_listing_count": 127, "median_days_on_market": 51, "price_reduced_share": 0.1486, "pending_ratio": 0.2441, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "48201412500", "kfr_p25": 0.6121, "jail_p25": 0.0166, "kids_count": 54.7147, "commuting_zone": "Houston", "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-21305c2a44", "name": "Town & Country Mall", "city": "Houston", "state": "TX", "score": 6.5, "why": ["same strategy: redevelop", "also in TX", "14 km away"]}, {"id": "m-a81e99656a", "name": "Saks Fifth Avenue Center of Fashion", "city": "Houston", "state": "TX", "score": 6.0, "why": ["same strategy: redevelop", "also in TX", "5 km away"]}, {"id": "n-b23ed49f8c", "name": "Ion", "city": "Houston", "state": "TX", "score": 6.0, "why": ["same strategy: redevelop", "also in TX", "6 km away"]}, {"id": "n-92d51b1d7e", "name": "River Park", "city": "Sugar Land", "state": "TX", "score": 6.0, "why": ["same strategy: redevelop", "also in TX", "21 km away"]}, {"id": "m-1636ee71e0", "name": "Baybrook Mall", "city": "Houston", "state": "TX", "score": 5.5, "why": ["same strategy: redevelop", "also in TX", "33 km away"]}, {"id": "n-84b1c0e9cb", "name": "Georgian apartments", "city": "Houston", "state": "TX", "score": 5.5, "why": ["same strategy: redevelop", "also in TX", "9 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Harris County", "2024": {"units_1": 20087, "units_2_4": 1226, "units_5plus": 8623, "value_total": 7773245482}, "2023": {"units_1": 20324, "units_2_4": 1006, "units_5plus": 13263, "value_total": 7361046528}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "48201", "year": 2025, "establishments": 13134, "employment": 210476, "avg_annual_pay": 44568, "lq_employment": 0.87, "employment_change_1y": -0.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 12661, "emp": 192127}, "2023": {"estab": 13613, "emp": 213745}, "estab_change": 0.075, "emp_change": 0.113, "county_fips": "48201"}, "schools": {"district": "Houston Independent School District", "district_geoid": "4823640", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["PERSHING MIDDLE", "TWAIN EL", "WEST UNIVERSITY EL"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "48201", "years": "2016-2025", "events": 489, "by_type": {"Thunderstorm Wind": 176, "Hail": 143, "Flash Flood": 92, "Tornado": 33, "Lightning": 28, "Funnel Cloud": 10, "Flood": 6, "Heavy Rain": 1}, "property_damage_usd": 10324991000, "deaths_direct": 54, "injuries_direct": 11, "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"}}, "elements": [{"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "11 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "8,623 units, Harris County", "origin": "census-bps"}, {"slug": "owner-llc", "name": "Single-purpose entity", "group_": "owner", "evidence": "BARTELL PROPERTIES LLC", "origin": "county-parcels"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "Trammell Crow Residential built the four-story, 269-unit Sinclear Apartments Southside Place in its place.", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "Trammell Crow Residential built the four-story, 269-unit Sinclear Apartments Southsid", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"after_notes": "newtypes-extraction", "developer": "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\": …}"}}