{"id": "n-a1190c7464", "slug": "manassas-former-manassas-ice-fuel-co-site", "type": "industrial", "name": "Former Manassas Ice & Fuel Co. site", "aka": [], "city": "Manassas", "county": "Manassas city", "state": "VA", "country": "US", "census_division": 5, "lat": 38.75132, "lon": -77.46958, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "industrial", "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 insidenova.com, model-extracted, unreviewed: The former Manassas Ice & Fuel Co. industrial site at 9007 Center St. is proposed for redevelopment into a 162-unit apartment building and 536-space parking garage.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "MLG Construction Management", "architect": null, "after_notes": "a 162-unit apartment building and a five-story, 536-space parking garage", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "The request would rezone about 1.4 acres from B-3, city center commercial, and I-2, heavy industrial, to B-3.5, city center planned. (rezoning)", "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by Manassas City Council.", "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": "51683", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $1,835", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/industrial/va/manassas-former-manassas-ice-fuel-co-site/", "events": [{"year": 2025, "date": null, "kind": "note", "detail": "The city purchased the property, which includes the former Manassas Ice & Fuel Co. site and part of the current City Hall parking lot, in 2025.", "source_id": 7328}, {"year": 2025, "date": null, "kind": "note", "detail": "MLG Construction Management submitted an unsolicited proposal for the redevelopment in September 2025", "source_id": 7329}, {"year": 2026, "date": null, "kind": "note", "detail": "the rezoning application was filed May 19, 2026.", "source_id": 7330}], "sources": [{"id": 7327, "site_id": "n-a1190c7464", "url": "https://www.insidenova.com/news/prince_william/manassas-city-staff-recommends-rezoning-for-new-apartment-building-parking-garage-in-old-town/article_bd880b08-4aa2-44dc-b8d1-2ed9dc3a175f.html", "title": "Manassas city officials consider Old Town redevelopment", "publisher": "insidenova.com", "date": null, "quote": "Former Manassas Ice & Fuel Co. site", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7328, "site_id": "n-a1190c7464", "url": "https://www.insidenova.com/news/prince_william/manassas-city-staff-recommends-rezoning-for-new-apartment-building-parking-garage-in-old-town/article_bd880b08-4aa2-44dc-b8d1-2ed9dc3a175f.html", "title": "Timeline", "publisher": null, "date": null, "quote": "The city purchased the property, which includes the former Manassas Ice & Fuel Co. site and part of the current City Hall parking lot, in 2025.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7329, "site_id": "n-a1190c7464", "url": "https://www.insidenova.com/news/prince_william/manassas-city-staff-recommends-rezoning-for-new-apartment-building-parking-garage-in-old-town/article_bd880b08-4aa2-44dc-b8d1-2ed9dc3a175f.html", "title": "Timeline", "publisher": null, "date": null, "quote": "MLG Construction Management submitted an unsolicited proposal for the redevelopment in September 2025", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7330, "site_id": "n-a1190c7464", "url": "https://www.insidenova.com/news/prince_william/manassas-city-staff-recommends-rezoning-for-new-apartment-building-parking-garage-in-old-town/article_bd880b08-4aa2-44dc-b8d1-2ed9dc3a175f.html", "title": "Timeline", "publisher": null, "date": null, "quote": "the rezoning application was filed May 19, 2026.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "MLG Construction Management", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of a 1.4-acre industrial site (former Manassas Ice & Fuel Co.) into 162-unit housing + 536-space garage. Rezoning from B-3/I-2 to B-3.5 approved by Manassas City Council. Developer MLG Construction Management submitted unsolicited proposal Sept 2025. City purchased property (including site + City Hall parking lot) in 2025. Rezoning application filed May 2026.", "why": "Market aligns with housing demand: median rent $1,835, ZHVI $481,776 (down 0.6% YoY). Site is 3.9km from closed Manassas Mall. 16 similar sites within 25km (all VA, redeveloping).", "where_it_stands": "Status: Proposed (rezoning approved, but construction not started). Verified status: draft (record incomplete).", "for_a_planner": ["Zoning change approved", "3.9km from closed mall (context for transit/retail shift)", "High traffic volume (26,488 ADT) on principal arterial"], "for_a_developer": ["No construction timeline", "Draft verification suggests incomplete due diligence", "Peer sites show $17.4M for 74 units (2023) in same city"], "risks_and_unknowns": ["No construction start date", "No timeline for rezoning approval", "Verified status: draft (data reliability unknown)"], "data_quality": "partial", "one_line": "Proposed 162-unit housing project on industrial site; rezoning approved, but construction timeline unknown; market aligns with local rent/ZHVI; draft-verified record.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "66a26a3e8495"}, "cluster": {"within_10km": [{"id": "m-a3e0350711", "name": "Manassas Mall", "city": "Manassas", "status": "closed", "km": 3.9}], "count_10km": 1, "count_25km": 16}, "elevation": {"elevation_ft": 311.1, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51683910302", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 12.0098039215686, "median_family_income": 78750.0, "snap_households": 462.0, "pop2010": 5598.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 481776, "month": "2026-09", "change_1y": -0.006, "change_5y": 0.211}, "zori": {"latest": 2139, "month": "2026-09", "change_1y": 0.018, "change_5y": null}, "county_fips": "51683", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51683910302", "jobs": 1616, "retail_jobs": 187, "food_accommodation_jobs": 233, "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": "20110", "month": "202609", "median_listing_price": 543998, "median_listing_price_yy": 0.1031, "active_listing_count": 96, "median_days_on_market": 36, "price_reduced_share": 0.2335, "pending_ratio": 0.5833, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51683910302", "kfr_p25": 0.4298, "jail_p25": 0.0155, "kids_count": 487.5627, "commuting_zone": "Washington DC", "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-e9c006c891", "name": "Prosperity Business Campus", "city": "Merrifield", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "25 km away"]}, {"id": "n-c270fd80aa", "name": "1950 Old Gallows Road", "city": "Tysons", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "28 km away"]}, {"id": "n-ba0747a175", "name": "Merrifield at Dunn Loring Station Apartments", "city": "Merrifield", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "25 km away"]}, {"id": "n-e995d5adee", "name": "Lake Fairfax Business Park", "city": "Reston", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "25 km away"]}, {"id": "n-40f334f0f0", "name": "Grand Central Mall", "city": "Vienna", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "24 km away"]}, {"id": "n-39905d7686", "name": "Woodland Park office park", "city": "Herndon", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "25 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Manassas (Independent City)", "2024": {"units_1": 46, "units_2_4": 0, "units_5plus": 0, "value_total": 8000000}, "2023": {"units_1": 74, "units_2_4": 0, "units_5plus": 0, "value_total": 17399830}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51683", "year": 2025, "establishments": 146, "employment": 2294, "avg_annual_pay": 55414, "lq_employment": 0.96, "employment_change_1y": 0.4, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 191, "emp": 2683}, "2023": {"estab": 150, "emp": 2125}, "estab_change": -0.215, "emp_change": -0.208, "county_fips": "51683"}, "schools": {"district": "Manassas City Public Schools", "district_geoid": "5102360", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 8, "schools": ["Joseph B. Johnson Learning Center", "Baldwin Elementary", "Osbourn High", "Grace E. Metz Middle", "Mayfield Intermediate", "Baldwin Intermediate"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51683", "years": "2016-2025", "events": 20, "by_type": {"Thunderstorm Wind": 14, "Flood": 3, "Flash Flood": 1, "Lightning": 1, "Hail": 1}, "property_damage_usd": 156500, "deaths_direct": 0, "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": 26488, "trucks_aadt": 880, "road": "28", "class": "principal arterial", "lanes": 4, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "a 162-unit apartment building and a five-story, 536-space parking garage", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "a 162-unit apartment building and a five-story, 536-space parking garage Approve", "origin": "newtypes-extraction"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "The request would rezone about 1.4 acres from B-3, city center commercial, and I-2, heavy industrial, to B-3.5, city center planned. (rezoning)", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-22%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,139/mo", "origin": "zillow"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {"contractor": {"value": "MLG Construction Management", "quote": "MLG Construction Management", "origin": "extraction-deep:nvidia/nemotron-3.5-lightning-30b-a3b"}, "parking_spaces_after": {"value": "536", "quote": "536-space", "origin": "extraction-deep:nvidia/nemotron-3.5-lightning-30b-a3b"}, "units_built": {"value": "162", "quote": "162-unit", "origin": "extraction-deep:nvidia/nemotron-3.5-lightning-30b-a3b"}}, "photos": [], "provenance": {"status": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "newtypes-extraction", "zoning_change": "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\": …}"}}