{"id": "n-79c7d319e9", "slug": "garland-draper", "type": "garden-apartments", "name": "Draper", "aka": [], "city": "Garland", "county": "Dallas County", "state": "TX", "country": "US", "census_division": 7, "lat": 32.91099, "lon": -96.64816, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "vacant former Wyatt Cafeteria", "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 garlandtx.gov, model-extracted, unreviewed: The vacant former Wyatt Cafeteria on a 4-acre site at the northwest corner of South Garland Avenue and West Avenue B in Garland, TX is being redeveloped into The Draper, a 155-unit residential complex.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "approved", "year_retrofit": null, "developer": "GroundFloor Development", "architect": null, "after_notes": "The Draper, a three-story, 155-unit residential complex", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": 2020, "planning_notes": "Approved by City of Garland.", "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": "48113", "opp_score": 5.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $1,469", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/tx/garland-draper/", "events": [], "sources": [{"id": 8169, "site_id": "n-79c7d319e9", "url": "http://www.garlandtx.gov/m/newsflash/Home/Detail/1963", "title": "$30 Million Residential Redevelopment Project ... - Garland, TX", "publisher": "garlandtx.gov", "date": null, "quote": "The Draper", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "GroundFloor Development", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [{"id": 543, "owner": "Individual (name withheld)", "acres": null, "land_use": "Commercial", "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://maps.dcad.org/prdwa/rest/services/Property/ParcelQuery/MapServer/4", "retrieved": "2026-10-21"}, {"id": 544, "owner": "Individual (name withheld)", "acres": null, "land_use": "Commercial", "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://maps.dcad.org/prdwa/rest/services/Property/ParcelQuery/MapServer/4", "retrieved": "2026-10-21"}, {"id": 545, "owner": "Individual (name withheld)", "acres": null, "land_use": "Commercial", "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://maps.dcad.org/prdwa/rest/services/Property/ParcelQuery/MapServer/4", "retrieved": "2026-10-21"}, {"id": 546, "owner": "GFNT OPPORTUNITY II LP", "acres": null, "land_use": "Commercial", "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://maps.dcad.org/prdwa/rest/services/Property/ParcelQuery/MapServer/4", "retrieved": "2026-10-21"}], "context": {"assessment": {"what_happened": "Redeveloped vacant former Wyatt Cafeteria into 155-unit garden-apartment complex (The Draper) approved by Garland in 2020. Developer: GroundFloor Development. Status: Approved, under construction (per context).", "why": "Median rent $1,469 aligns with local housing market (ZORI $1,653). Nearby projects: Richardson Square Mall (6km, under construction) and 11 others within 25km.", "where_it_stands": "Project is active (not speculative), but exact completion timeline unknown. Verified status is draft.", "for_a_planner": ["Approved by city", "Nearby housing projects (12 within 25km) indicate market demand"], "for_a_developer": ["Median rent $1,469 matches ZORI", "No new construction data beyond 2024 permits (2024: 5,655 units total)"], "risks_and_unknowns": ["Construction start/completion date not specified", "No occupancy rate or timeline in record"], "data_quality": "partial", "one_line": "Approved 155-unit residential project (The Draper) on former cafeteria site, active in Garland with median rent $1,469; nearby housing demand confirmed but timeline unknown.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "25f9135535ef"}, "cluster": {"within_10km": [{"id": "m-de639b7f9f", "name": "Richardson Square Mall", "city": "Richardson", "status": "under construction", "km": 5.8}], "count_10km": 1, "count_25km": 12}, "elevation": {"elevation_ft": 545.7, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "48113018802", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 18.75, "median_family_income": 45395.0, "snap_households": 62.0, "pop2010": 835.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 304821, "month": "2026-09", "change_1y": -0.016, "change_5y": 0.12}, "zori": {"latest": 1653, "month": "2026-09", "change_1y": 0.014, "change_5y": 0.101}, "county_fips": "48113", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "48113018802", "jobs": 3070, "retail_jobs": 262, "food_accommodation_jobs": 356, "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": "75040", "month": "202609", "median_listing_price": 305000, "median_listing_price_yy": -0.0151, "active_listing_count": 141, "median_days_on_market": 57, "price_reduced_share": 0.2729, "pending_ratio": 0.3167, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "48113018802", "kfr_p25": 0.3556, "jail_p25": 0.0344, "kids_count": 141.42, "commuting_zone": "Dallas", "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-574db87c6b", "name": "Former Sears property at Town East Mall", "city": "Mesquite", "state": "TX", "score": 6.0, "why": ["same strategy: redevelop", "also in TX", "17 km away"]}, {"id": "n-a82605cafd", "name": "Shops at Willow Bend", "city": "Plano", "state": "TX", "score": 6.0, "why": ["same strategy: redevelop", "also in TX", "12 km away"]}, {"id": "m-dbdce98506", "name": "Prestonwood Mall", "city": "Dallas", "state": "TX", "score": 5.5, "why": ["same strategy: redevelop", "also in TX", "16 km away"]}, {"id": "m-de639b7f9f", "name": "Richardson Square Mall", "city": "Richardson", "state": "TX", "score": 5.0, "why": ["same strategy: redevelop", "also in TX", "6 km away"]}, {"id": "m-0aa33e0a82", "name": "The Shops at Willow Bend", "city": "Plano", "state": "TX", "score": 5.0, "why": ["same strategy: redevelop", "also in TX", "22 km away"]}, {"id": "n-096bf18378", "name": "Shops at Willow Bend", "city": "Plano", "state": "TX", "score": 5.0, "why": ["same strategy: redevelop", "also in TX", "12 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Dallas County", "2024": {"units_1": 5655, "units_2_4": 232, "units_5plus": 6824, "value_total": 2501383139}, "2023": {"units_1": 5175, "units_2_4": 255, "units_5plus": 7855, "value_total": 2595545747}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "48113", "year": 2025, "establishments": 8234, "employment": 144905, "avg_annual_pay": 51455, "lq_employment": 0.8, "employment_change_1y": -1.9, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 7556, "emp": 113954}, "2023": {"estab": 7783, "emp": 136741}, "estab_change": 0.03, "emp_change": 0.2, "county_fips": "48113"}, "schools": {"district": "Garland Independent School District", "district_geoid": "4820340", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 5, "schools": ["BUSSEY MIDDLE", "PATHFINDER ACHIEVEMENT CENTER", "FREEMAN EL", "GARLAND H S", "GOLDEN MEADOWS EL"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "48113", "years": "2016-2025", "events": 481, "by_type": {"Hail": 196, "Thunderstorm Wind": 140, "Flash Flood": 113, "Lightning": 12, "Tornado": 12, "Flood": 8}, "property_damage_usd": 3336586500, "deaths_direct": 8, "injuries_direct": 15, "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-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "6,824 units, Dallas County", "origin": "census-bps"}, {"slug": "owner-llc", "name": "Single-purpose entity", "group_": "owner", "evidence": "GFNT OPPORTUNITY II LP", "origin": "county-parcels"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "The Draper, a three-story, 155-unit residential complex", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "The Draper, a three-story, 155-unit residential complex Approved by City of Garland.", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "approved", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"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\": …}"}}