{"id": "n-4fb604fb2b", "slug": "seattle-rainier-vista", "type": "garden-apartments", "name": "Rainier Vista", "aka": [], "city": "Seattle", "county": "King County", "state": "WA", "country": "US", "census_division": 9, "lat": 47.60383, "lon": -122.33006, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "low-income homes", "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 djc.com, model-extracted, unreviewed: Rainier Vista was a 67-acre site with 481 WWII-era low-income homes redeveloped into 895 households of mixed-income housing adjacent to the Link light rail station.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "built", "year_retrofit": null, "developer": null, "architect": "GGLO", "after_notes": "895 households in a walkable mixed-income community with new community parks and gardens, pedestrian scaled streetscapes, and community services all adjacent to the Link station", "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": "53033", "opp_score": 0.0, "opp_reasons": ["retrofit already built", "county grew 4.6% 2018–23", "median rent $2,035", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/wa/seattle-rainier-vista/", "events": [], "sources": [{"id": 8415, "site_id": "n-4fb604fb2b", "url": "https://www.djc.com/news/co/12170263.html", "title": "An evolution of transit-oriented development in the Puget Sound", "publisher": "djc.com", "date": null, "quote": "Rainier Vista", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Rainier Vista was redeveloped from low-income garden apartments into a built mixed-income housing community (895 households) with parks, pedestrian streetscapes, and Link station access. It is confirmed built and operational.", "why": "No current development opportunity: retrofit already built (opp_score 0.0). Nearby peers include South Lake Union (0km, built) and Mini Mart City Park (0km, built).", "where_it_stands": "Market context: Seattle King County median rent $2,323 (Zillow, 2026-09), 14.6% 5-year rent growth. County population grew 4.6% (2018–23). No current vacant parcels or pending deals noted.", "for_a_planner": ["Mixed-income housing model with transit access established.", "Adjacent to existing built projects (South Lake Union, Mini Mart City Park)."], "for_a_developer": ["No active opportunity: retrofit complete.", "Market shows rent growth but no vacant land or pending permits for new build at this site."], "risks_and_unknowns": ["No parcel data or deal history provided.", "County population growth rate not tied to site-specific demand."], "data_quality": "partial", "one_line": "Built mixed-income housing project adjacent to transit; no current development opportunity.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "e1dd8bc1ce1c"}, "cluster": {"within_10km": [{"id": "n-204a21e1cd", "name": "South Lake Union", "city": "Seattle", "status": "built", "km": 0.0}, {"id": "n-9c4a9f8e32", "name": "Gas Station on 15th Avenue West", "city": "Seattle", "status": "demolished", "km": 0.0}, {"id": "n-ddaff1fd3a", "name": "Mini Mart City Park", "city": "Seattle", "status": "built", "km": 0.5}, {"id": "m-8517cf5737", "name": "Rainier Square", "city": "Seattle", "status": "unknown", "km": 0.7}, {"id": "m-db54bfb3c3", "name": "Westlake Mall", "city": "Seattle", "status": "operating", "km": 1.0}], "count_10km": 5, "count_25km": 21}, "elevation": {"elevation_ft": 134.0, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "53033008100", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 25.501691093573797, "median_family_income": 138281.0, "snap_households": 386.0, "pop2010": 4070.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 824870, "month": "2026-09", "change_1y": -0.022, "change_5y": 0.074}, "zori": {"latest": 2323, "month": "2026-09", "change_1y": 0.016, "change_5y": 0.146}, "county_fips": "53033", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "53033008102", "jobs": 60876, "retail_jobs": 838, "food_accommodation_jobs": 2354, "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": "98104", "month": "202609", "median_listing_price": 497000, "median_listing_price_yy": -0.0059, "active_listing_count": 59, "median_days_on_market": 50, "price_reduced_share": 0.1113, "pending_ratio": 0.1271, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "53033008100", "kfr_p25": 0.3617, "jail_p25": 0.0307, "kids_count": 49.0648, "commuting_zone": "Seattle", "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-c014116418", "name": "Totem Lake Mall", "city": "Kirkland", "state": "WA", "score": 6.5, "why": ["same strategy: redevelop", "also in WA", "16 km away"]}, {"id": "m-04e4bae70a", "name": "Kirkland Parkplace", "city": "Kirkland", "state": "WA", "score": 6.5, "why": ["same strategy: redevelop", "also in WA", "13 km away"]}, {"id": "n-44080c5615", "name": "Longacres", "city": "Renton", "state": "WA", "score": 6.0, "why": ["same strategy: redevelop", "also in WA", "17 km away"]}, {"id": "n-ddaff1fd3a", "name": "Mini Mart City Park", "city": "Seattle", "state": "WA", "score": 6.0, "why": ["same strategy: redevelop", "also in WA", "0 km away"]}, {"id": "n-3f070c3e4d", "name": "Bothell Mall", "city": "Bothell", "state": "WA", "score": 6.0, "why": ["same strategy: redevelop", "also in WA", "20 km away"]}, {"id": "n-204a21e1cd", "name": "South Lake Union", "city": "Seattle", "state": "WA", "score": 6.0, "why": ["same strategy: redevelop", "also in WA", "0 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "King County", "2024": {"units_1": 2352, "units_2_4": 1093, "units_5plus": 7119, "value_total": 2710126160}, "2023": {"units_1": 2238, "units_2_4": 1089, "units_5plus": 7274, "value_total": 2504322180}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "53033", "year": 2025, "establishments": 5725, "employment": 102448, "avg_annual_pay": 60273, "lq_employment": 0.72, "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": 6564, "emp": 96932}, "2023": {"estab": 5912, "emp": 104570}, "estab_change": -0.099, "emp_change": 0.079, "county_fips": "53033"}, "schools": {"district": "Seattle Public Schools", "district_geoid": "5307710", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 4, "schools": ["Summit Public School: Sierra", "Bailey Gatzert Elementary School", "Middle College High School", "Interagency Detention School"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "53033", "years": "2016-2025", "events": 8, "by_type": {"Heavy Rain": 6, "Debris Flow": 1, "Flood": 1}, "property_damage_usd": 34994000, "deaths_direct": 1, "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": 205494, "trucks_aadt": 9952, "road": "I-5", "class": "Interstate", "lanes": 11, "segments_600m": 37, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "5 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "7,119 units, King County", "origin": "census-bps"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "895 households in a walkable mixed-income community with new community parks and gardens, pedestrian scaled streetscapes, and community services all adjacent to the Link station", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "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": "205,494 on I-5", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "I-5", "origin": "fhwa-hpms"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,323/mo", "origin": "zillow"}], "details": {}, "photos": [{"file": "https://retrofitatlas.org/img/seattle-rainier-vista-geo-402240.jpg", "author": "Unknown author Unknown author", "license": "Public domain", "license_url": null, "source": "https://upload.wikimedia.org/wikipedia/commons/9/96/Rainier_Vista_and_the_US_Government_Building%2C_Alaska-Yukon-Pacific-Exposition%2C_Seattle%2C_Washington%2C_1909_%28AYP_710%29.jpg?utm_source=commons.wikimedia.org&utm_campaign=imageinfo&utm_content=original", "is_key": 1}], "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\": …}"}}