{"id": "n-3e3c70b59c", "slug": "alpharetta-brookside-one-and-brookside-two", "type": "office-park", "name": "Brookside One and Brookside Two", "aka": [], "city": "Alpharetta", "county": "Fulton County", "state": "GA", "country": "US", "census_division": 5, "lat": 34.0633, "lon": -84.25394, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "office park", "year_opened": null, "year_closed": null, "acres": 20.0, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from costar.com, model-extracted, unreviewed: A 1980s-era 20-acre office park in Alpharetta, Georgia, is proposed for redevelopment into a mixed-use project with residential, retail, and renovated office space.", "strategy": ["redevelop", "reinhabit"], "new_use": ["housing", "mixed", "office", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "Portman Holdings", "architect": "SK&I", "after_notes": "Portman Holdings' proposed Brookside Village, shown in a rendering, would include residential, retail and office space.", "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": "13121", "opp_score": 30.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "20 acres", "county grew 4.6% 2018–23", "median rent $1,635", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/ga/alpharetta-brookside-one-and-brookside-two/", "events": [{"year": 2021, "date": null, "kind": "note", "detail": "Bridge acquired the properties", "source_id": 8131}, {"year": 2026, "date": null, "kind": "note", "detail": "Construction expected to begin", "source_id": 8132}], "sources": [{"id": 8130, "site_id": "n-3e3c70b59c", "url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project", "title": "News | Aging office park near Atlanta poised to join others getting ...", "publisher": "costar.com", "date": null, "quote": "Brookside One and Brookside Two", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8131, "site_id": "n-3e3c70b59c", "url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project", "title": "Timeline", "publisher": null, "date": null, "quote": "Bridge acquired the properties in 2021 for $41.2 million through its Bridge Office Fund II, according to public records.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8132, "site_id": "n-3e3c70b59c", "url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project", "title": "Timeline", "publisher": null, "date": null, "quote": "Construction is expected to begin in summer 2026 and be completed by 2029.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 485, "site_id": "n-3e3c70b59c", "kind": "sale", "date": null, "year": 2025, "acres": null, "sqft": null, "buyer": "Portman Holdings", "seller": "Bridge Investment Group", "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project", "source_title": null, "source_date": null, "quote": "Atlanta-based Portman paid $27 million for the adjacent properties Brookside One and Brookside Two, according to the company and CoStar data", "verified": "draft", "retrieved": "2026-10-18"}, {"id": 486, "site_id": "n-3e3c70b59c", "kind": "loan", "date": null, "year": null, "acres": null, "sqft": null, "buyer": "Portman Holdings", "seller": "Georgia Banking Co.", "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.costar.com/article/1373652641/aging-office-park-near-atlanta-area-poised-for-redevelopment-as-mixed-use-project", "source_title": null, "source_date": null, "quote": "Portman obtained a $15 million loan from Georgia Banking Co. to finance the property acquisition.", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "Portman Holdings", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of 20-acre Brookside One and Two office park (Alpharetta, GA) by Portman Holdings. Acquired from Bridge Investment Group in 2025 for $27M. Construction expected to begin 2026. ", "why": "New use includes housing, retail, and office (per after_notes). County population grew 4.6% 2018-23. Median rent $1,635. Housing market shows ZHVI $414,221 (2026-09). ", "where_it_stands": "Status: proposed. 7 nearby developments within 10km (including Brookside Office Park, North Point Mall, Continuum under construction). ", "for_a_planner": ["20-acre site in active redevelopment cluster (7 projects within 10km).", "Housing market data available (ZHVI, ZORI).", "Traffic: 49,000 ADT on principal arterial (road 120)."], "for_a_developer": ["Portman Holdings holds 2025 sale/loan deals ($27M purchase, $15M loan).", "Peer projects show similar strategy (redevelop/reinhabit) in GA.", "Housing demand supported by county growth and median rent."], "risks_and_unknowns": ["No current occupancy data.", "Exact timeline beyond 2026 construction start unknown.", "No confirmation of final approvals."], "data_quality": "partial", "one_line": "Proposed 20-acre mixed-use redevelopment (housing/retail/office) by Portman Holdings, 2026 construction start, in active Alpharetta cluster.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "81711b9a5832"}, "cluster": {"within_10km": [{"id": "n-a5d106c733", "name": "North Point Mall", "city": "Alpharetta", "status": "approved", "km": 4.0}, {"id": "n-a5d3cb00f4", "name": "Brookside Office Park", "city": "Alpharetta", "status": "approved", "km": 4.0}, {"id": "n-f0198fe977", "name": "Continuum", "city": "Alpharetta", "status": "under construction", "km": 4.0}, {"id": "n-f195f346dd", "name": "Morris Road development", "city": "Alpharetta", "status": "approved", "km": 4.0}, {"id": "n-2202ba5708", "name": "Medley", "city": "Johns Creek", "status": "proposed", "km": 7.7}, {"id": "m-eedf3be6c3", "name": "Roswell Mall", "city": "Roswell", "status": "operating", "km": 8.4}, {"id": "n-63a3d23034", "name": "Mathis Airport", "city": "Forsyth County", "status": "built", "km": 9.5}], "count_10km": 7, "count_25km": 32}, "elevation": {"elevation_ft": 1024.8, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13121011619", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 33.1678384678905, "poverty_rate": 4.4172697778886905, "median_family_income": 103375.0, "snap_households": 98.0, "pop2010": 7503.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 414221, "month": "2026-09", "change_1y": -0.015, "change_5y": 0.112}, "zori": {"latest": 1926, "month": "2026-09", "change_1y": 0.026, "change_5y": 0.105}, "county_fips": "13121", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "13121011650", "jobs": 4378, "retail_jobs": 211, "food_accommodation_jobs": 367, "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": "30022", "month": "202609", "median_listing_price": 693500, "median_listing_price_yy": -0.0405, "active_listing_count": 208, "median_days_on_market": 51, "price_reduced_share": 0.2641, "pending_ratio": 0.2819, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "13121011619", "kfr_p25": 0.5186, "jail_p25": 0.0097, "kids_count": 452.3431, "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-a5d3cb00f4", "name": "Brookside Office Park", "city": "Alpharetta", "state": "GA", "score": 8.5, "why": ["similar size (20 acres)", "same strategy: redevelop, reinhabit", "also in GA"]}, {"id": "n-e6c9f43820", "name": "Mixed-use development at the corner of Rosebud Road and Highway 78", "city": "Snellville", "state": "GA", "score": 8.0, "why": ["similar size (22.85 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-855bd1a1bb", "name": "East Cobb Walk", "city": "Marietta", "state": "GA", "score": 8.0, "why": ["similar size (15 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-0162c7bfcf", "name": "Boisfeuillet Jones Atlanta Civic Center site", "city": "Atlanta", "state": "GA", "score": 8.0, "why": ["similar size (19 acres)", "same strategy: redevelop, reinhabit", "also in GA"]}, {"id": "n-169b839f16", "name": "Three Executive Campus", "city": "Cherry Hill", "state": "NJ", "score": 7.0, "why": ["similar size (28.2 acres)", "same strategy: redevelop, reinhabit"]}, {"id": "n-199007e67b", "name": "Corporate Square", "city": "Brookhaven", "state": "GA", "score": 7.0, "why": ["same strategy: redevelop, reinhabit", "also in GA", "24 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Fulton County", "2024": {"units_1": 2937, "units_2_4": 481, "units_5plus": 8159, "value_total": 2257568576}, "2023": {"units_1": 2905, "units_2_4": 100, "units_5plus": 7096, "value_total": 2003182482}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "13121", "year": 2025, "establishments": 4327, "employment": 55938, "avg_annual_pay": 50638, "lq_employment": 0.6, "employment_change_1y": -2.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 3394, "emp": 48734}, "2023": {"estab": 3732, "emp": 55757}, "estab_change": 0.1, "emp_change": 0.144, "county_fips": "13121"}, "schools": {"district": "Fulton County School District", "district_geoid": "1302280", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 1, "schools": ["Alpharetta High School"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "13121", "years": "2016-2025", "events": 266, "by_type": {"Thunderstorm Wind": 174, "Flash Flood": 48, "Hail": 34, "Tornado": 10}, "property_damage_usd": 9525000, "deaths_direct": 2, "injuries_direct": 7, "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": 49000, "trucks_aadt": 1685, "road": "120", "class": "principal arterial", "lanes": 4, "segments_600m": 17, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "Portman Holdings' proposed Brookside Village, shown in a rendering, would include residential, retail and office space.", "origin": "record"}, {"slug": "use-office", "name": "Office", "group_": "use", "evidence": "shown in a rendering, would include residential, retail and office space.", "origin": "newtypes-extraction"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "e Village, shown in a rendering, would include residential, retail and office space.", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "7 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "8,159 units, Fulton County", "origin": "census-bps"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "Portman Holdings' proposed Brookside Village, shown in a rendering, would include residential, retail and office space.", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "osed Brookside Village, shown in a rendering, would include residential, retail and office space.", "origin": "newtypes-extraction"}, {"slug": "use-mixed", "name": "Mixed use", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "49,000 on 120", "origin": "fhwa-hpms"}, {"slug": "finance-sold-2020s", "name": "Sold since 2020", "group_": "finance", "evidence": "2025 Portman Holdings", "origin": "research-deals"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"acres": "newtypes-extraction", "status": "newtypes-extraction", "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\": …}"}}