{"id": "n-b68f351172", "slug": "monroe-township-hexa-site", "type": "other", "name": "Hexa site", "aka": [], "city": "Monroe Township", "county": "Middlesex County", "state": "NJ", "country": "US", "census_division": 2, "lat": 40.33576, "lon": -74.43345, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": null, "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 pinelandsalliance.org, model-extracted, unreviewed: The Hexa site in Monroe Township, NJ, was proposed for warehouses but later sought data center conversion before being banned township-wide in April 2026.", "strategy": ["redevelop"], "new_use": ["data center"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "Hexa Builders", "architect": null, "after_notes": null, "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": "34023", "opp_score": 5.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 4.2% 2018–23", "median rent $1,810"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/other/nj/monroe-township-hexa-site/", "events": [], "sources": [{"id": 7777, "site_id": "n-b68f351172", "url": "https://pinelandsalliance.org/datacenters/", "title": "Data Centers Invading NJ Through Redevelopment Loophole", "publisher": "pinelandsalliance.org", "date": null, "quote": "Hexa site", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Hexa Builders", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Hexa site in Monroe Township, NJ, is proposed for redevelopment as a data center by Hexa Builders. Status is 'proposed' (not yet built). Key context: county population grew 4.2% (2018–2023), median rent is $1,810. Housing market shows ZHVI at $579,852 (2026-09), ZORI at $2,554. Retail establishments declined 8.1% (2012–2023) but employment rose 34.8%. County permits show $338M in construction (2024). Opp_score 5.0 cites 'already in play' (conflicting with 'proposed' status), county growth, and rent. Peers include 6 nearby redevelopments (e.g., Manalapan Mall, 12km away). Parcel details, planning approvals, and exact site size not specified. Record is a draft with one source.", "why": "Record lacks clarity on 'already in play' vs. 'proposed' status. No parcel or planning details provided. Data center use not linked to retail trends in record.", "where_it_stands": "Proposed data center project in a growing county with rising housing costs. No confirmation of active development or approvals. Peers suggest regional redevelopments but not directly relevant to data center use.", "for_a_planner": ["County growth and housing metrics align with regional trends. Retail decline may support shift to non-retail uses like data centers."], "for_a_developer": ["Data center strategy matches regional redevelopments. 'Already in play' claim contradicts proposed status; verify active permits. Median rent and housing growth support market viability."], "risks_and_unknowns": ["Status conflict: 'proposed' vs. 'already in play.' No parcel size, planning approvals, or construction timeline. Data center demand not assessed in record."], "data_quality": "partial", "one_line": "Proposed data center in Monroe Township (NJ) with regional growth context; status conflict noted, no parcel/planning details.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "b4ace17dfb33"}, "cluster": {"within_10km": [], "count_10km": 0, "count_25km": 6}, "elevation": {"elevation_ft": 132.2, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "34023008208", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 99.9620241324521, "poverty_rate": 4.2546119328569105, "median_family_income": 162941.0, "snap_households": 164.0, "pop2010": 12035.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 579852, "month": "2026-09", "change_1y": 0.031, "change_5y": 0.348}, "zori": {"latest": 2554, "month": "2026-09", "change_1y": 0.014, "change_5y": 0.286}, "county_fips": "34023", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "34023008212", "jobs": 979, "retail_jobs": 24, "food_accommodation_jobs": 26, "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": "08831", "month": "202609", "median_listing_price": 474950, "median_listing_price_yy": -0.0482, "active_listing_count": 256, "median_days_on_market": 49, "price_reduced_share": 0.1335, "pending_ratio": 0.6152, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "34023008208", "kfr_p25": 0.512, "jail_p25": 0.0065, "kids_count": 301.2554, "commuting_zone": "Newark", "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-ddb03d1f5b", "name": "Educational Testing Service campus", "city": "Lawrence Township", "state": "NJ", "score": 6.0, "why": ["same strategy: redevelop", "also in NJ", "24 km away"]}, {"id": "m-fd2a013663", "name": "Manalapan Mall", "city": "Manalapan", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ", "12 km away"]}, {"id": "m-9469ca71a1", "name": "Monmouth Mall", "city": "Eatontown", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ", "32 km away"]}, {"id": "n-69297c6e82", "name": "Keystone Trade Center", "city": "Falls Township", "state": "PA", "score": 5.0, "why": ["same strategy: redevelop", "35 km away"]}, {"id": "n-8d2501a34f", "name": "118-122 Elm Street", "city": "Westfield", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ", "36 km away"]}, {"id": "n-70c48b4933", "name": "Park in Berkeley Heights", "city": "Berkeley Heights", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ", "39 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Middlesex County", "2024": {"units_1": 677, "units_2_4": 42, "units_5plus": 1073, "value_total": 338260458}, "2023": {"units_1": 745, "units_2_4": 40, "units_5plus": 1550, "value_total": 298194761}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "34023", "year": 2025, "establishments": 2269, "employment": 36159, "avg_annual_pay": 47389, "lq_employment": 0.85, "employment_change_1y": -2.3, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2620, "emp": 37855}, "2023": {"estab": 2408, "emp": 51042}, "estab_change": -0.081, "emp_change": 0.348, "county_fips": "34023"}, "schools": {"district": "Monroe Township School District", "district_geoid": "3410500", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 4, "schools": ["Monroe Township High School", "Barclay Brook School", "Monroe Township Middle School", "Brookside Elementary School"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "34023", "years": "2016-2025", "events": 290, "by_type": {"Thunderstorm Wind": 144, "Flash Flood": 78, "Hail": 28, "Heavy Rain": 22, "Flood": 14, "Lightning": 3, "Funnel Cloud": 1}, "property_damage_usd": 50120050, "deaths_direct": 2, "injuries_direct": 6, "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": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,554/mo", "origin": "zillow"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "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\": …}"}}