{"id": "n-ba0747a175", "slug": "merrifield-merrifield-at-dunn-loring-station-apartments", "type": "garden-apartments", "name": "Merrifield at Dunn Loring Station Apartments", "aka": [], "city": "Merrifield", "county": "Fairfax County", "state": "VA", "country": "US", "census_division": 5, "lat": 38.87414, "lon": -77.22749, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "residential", "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 ffxnow.com, model-extracted, unreviewed: The 1960s-era Merrifield at Dunn Loring Station Apartments, a 34.7-acre garden-apartment complex, is proposed to be redeveloped into a mixed-use development with up to 2,975 multifamily units and 25,000 sq ft of retail.", "strategy": ["redevelop"], "new_use": ["housing", "mixed", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "Malkin Properties", "architect": null, "after_notes": "The applicant is seeking rezoning of the site, currently home to 706 rental apartments spread across more than 50 garden-style buildings, to the Planned Residential Mixed-Use (PRM) District. The project would deliver up to 2,975 multifamily residential units and 25,000 square feet of neighborhood-serving retail space.", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "shift the property from a purely residential zoning district to the Planned Residential Mixed-Use (PRM) District", "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": "51059", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,230", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/va/merrifield-merrifield-at-dunn-loring-station-apartments/", "events": [{"year": 2022, "date": null, "kind": "note", "detail": "Malkin first proposed overhauling the 34.7-acre property as part of the county’s biennial site-specific plan amendment (SSPA) process", "source_id": 7564}, {"year": 2023, "date": null, "kind": "note", "detail": "Fairfax County Board of Supervisors accepted the nomination and authorized staff to review a potential comprehensive plan amendment", "source_id": 7565}, {"year": 2026, "date": null, "kind": "note", "detail": "rezoning application submitted to Fairfax County", "source_id": 7566}], "sources": [{"id": 7562, "site_id": "n-ba0747a175", "url": "https://www.ffxnow.com/2026/06/03/proposed-redevelopment-would-quadruple-housing-at-merrifield-apartments-site/", "title": "Proposed redevelopment would quadruple housing at Merrifield apartments ...", "publisher": "ffxnow.com", "date": null, "quote": "Merrifield at Dunn Loring Station Apartments", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7563, "site_id": "n-ba0747a175", "url": "https://www.bldup.com/posts/fairfax-county-apartment-community-proposed-for-major-transit-oriented-redevelopment", "title": "Fairfax County Apartment Community Proposed for Major Transit-Oriented ...", "publisher": "bldup.com", "date": null, "quote": "Merrifield at Dunn Loring Station Apartments", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7564, "site_id": "n-ba0747a175", "url": "https://www.ffxnow.com/2026/06/03/proposed-redevelopment-would-quadruple-housing-at-merrifield-apartments-site/", "title": "Timeline", "publisher": null, "date": null, "quote": "The 3-million-square-foot development has grown in intensity since Malkin first proposed overhauling the 34.7-acre property in 2022 as part of the county’s biennial site-specific plan amendment (SSPA) process.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7565, "site_id": "n-ba0747a175", "url": "https://www.ffxnow.com/2026/06/03/proposed-redevelopment-would-quadruple-housing-at-merrifield-apartments-site/", "title": "Timeline", "publisher": null, "date": null, "quote": "Though some area residents questioned the scale of that proposal, the Fairfax County Board of Supervisors accepted the nomination and authorized staff on April 11, 2023 to review a potential comprehensive plan amendment to allow mixed-use residential development.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7566, "site_id": "n-ba0747a175", "url": "https://www.ffxnow.com/2026/06/03/proposed-redevelopment-would-quadruple-housing-at-merrifield-apartments-site/", "title": "Timeline", "publisher": null, "date": null, "quote": "Malkin Properties’ proposed redevelopment would replace the 706 existing garden-style apartments at 8130 Prescott Drive with up to 2,975 multifamily units — a more than fourfold increase — complemented by 25,000 square feet of “neighborhood serving” retail, according to a rezoning application submit", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Malkin Properties", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Merrifield at Dunn Loring Station Apartments is a proposed redevelopment of 706 existing garden-style rental apartments (34.7 acres) in Merrifield, VA. Developer Malkin Properties seeks rezoning from current residential district to Planned Residential Mixed-Use (PRM) District to allow 2,975 multifamily units and 25,000 sq ft retail. Status is proposed, with rezoning application submitted in 2026. Current median rent is $2,507 (ZORI index).", "why": "The site is in a cluster of 11 proposed projects within 10km, including 3 within 0.1km. Housing market shows $756,212 ZHVI (2026) and 1.2% annual rent growth. Permits show 2024 construction activity (1,032 units).", "where_it_stands": "Rezoning pending. No construction timeline provided. Current occupancy status unknown. Traffic: minor arterial road (6 lanes, 34,430 ADT).", "for_a_planner": ["Rezoning to PRM would enable higher density housing and retail on a site currently zoned for single-use residential."], "for_a_developer": ["Proposed density (2,975 units) exceeds current 706 units. Market data shows 1.1% annual rent growth (2026).", "Nearby projects include 3 within 0.1km (Prosperity Business Campus, Grand Central Mall, and this project itself)."], "risks_and_unknowns": ["No timeline for approval or construction. Current building age/condition not specified. Occupancy rate of existing apartments unknown."], "data_quality": "partial", "one_line": "Proposed 2,975-unit mixed-use redevelopment of 706-unit garden apartments, seeking PRM zoning in Merrifield, VA.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "99931c71578b"}, "cluster": {"within_10km": [{"id": "n-bec17acfa3", "name": "Merrifield at Dunn Loring Station Apartments", "city": "Merrifield", "status": "proposed", "km": 0.0}, {"id": "n-e9c006c891", "name": "Prosperity Business Campus", "city": "Merrifield", "status": "proposed", "km": 0.0}, {"id": "n-c270fd80aa", "name": "1950 Old Gallows Road", "city": "Tysons", "status": "proposed", "km": 4.1}, {"id": "n-31898b39c8", "name": "Office building at 10340 Democracy Lane", "city": "Fairfax City", "status": "proposed", "km": 4.2}, {"id": "n-dbd6b92f2f", "name": "Courthouse Plaza Shopping Center", "city": "Fairfax City", "status": "proposed", "km": 4.2}, {"id": "n-40f334f0f0", "name": "Grand Central Mall", "city": "Vienna", "status": "proposed", "km": 4.4}, {"id": "m-86fa8b01f9", "name": "Tysons Corner Center", "city": "Tysons Corner", "status": "partial", "km": 4.9}, {"id": "n-f892a73511", "name": "Eden Center", "city": "Falls Church", "status": "operating", "km": 5.0}, {"id": "m-ffe563474c", "name": "Tysons Galleria", "city": "Tysons Corner", "status": "partial", "km": 5.6}, {"id": "m-a4a41b3240", "name": "Seven Corners Shopping Center", "city": "Seven Corners", "status": "operating", "km": 6.6}, {"id": "m-19b309c013", "name": "Skyline Mall", "city": "Falls Church", "status": "closed", "km": 10.0}], "count_10km": 11, "count_25km": 62}, "elevation": {"elevation_ft": 358.0, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51059440201", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 0.0, "poverty_rate": 4.67581047381546, "median_family_income": 140484.0, "snap_households": 36.0, "pop2010": 2233.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 756212, "month": "2026-09", "change_1y": 0.012, "change_5y": 0.169}, "zori": {"latest": 2507, "month": "2026-09", "change_1y": 0.011, "change_5y": 0.217}, "county_fips": "51059", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51059440201", "jobs": 10929, "retail_jobs": 1150, "food_accommodation_jobs": 2039, "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": "22042", "month": "202609", "median_listing_price": 762500, "median_listing_price_yy": 0.0649, "active_listing_count": 67, "median_days_on_market": 44, "price_reduced_share": 0.149, "pending_ratio": 0.3731, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51059440201", "kfr_p25": 0.4973, "jail_p25": 0.0826, "kids_count": 320.8252, "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-bec17acfa3", "name": "Merrifield at Dunn Loring Station Apartments", "city": "Merrifield", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop", "also in VA", "0 km away"]}, {"id": "n-e9c006c891", "name": "Prosperity Business Campus", "city": "Merrifield", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "0 km away"]}, {"id": "n-c270fd80aa", "name": "1950 Old Gallows Road", "city": "Tysons", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "4 km away"]}, {"id": "n-a1190c7464", "name": "Former Manassas Ice & Fuel Co. site", "city": "Manassas", "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", "12 km away"]}, {"id": "n-40f334f0f0", "name": "Grand Central Mall", "city": "Vienna", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "4 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Fairfax County", "2024": {"units_1": 1032, "units_2_4": 0, "units_5plus": 1829, "value_total": 497832451}, "2023": {"units_1": 1204, "units_2_4": 2, "units_5plus": 2042, "value_total": 466553009}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51059", "year": 2025, "establishments": 2426, "employment": 49323, "avg_annual_pay": 51506, "lq_employment": 0.79, "employment_change_1y": 0.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2730, "emp": 50096}, "2023": {"estab": 2457, "emp": 49386}, "estab_change": -0.1, "emp_change": -0.014, "county_fips": "51059"}, "schools": {"district": "Fairfax County Public Schools", "district_geoid": "5101260", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Jackson Middle", "Stenwood Elementary", "Interagency Alternative Secondary Center"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51059", "years": "2016-2025", "events": 780, "by_type": {"Thunderstorm Wind": 386, "Flood": 246, "Flash Flood": 103, "Hail": 39, "Tornado": 5, "Funnel Cloud": 1}, "property_damage_usd": 4587000, "deaths_direct": 2, "injuries_direct": 0, "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": 34430, "trucks_aadt": 762, "road": "650", "class": "minor arterial", "lanes": 6, "segments_600m": 25, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "ential units and 25,000 square feet of neighborhood-serving retail space.", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "11 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "The applicant is seeking rezoning of the site, currently home to 706 rental apartments spread across more than 50 garden-style buildings, to the Planned Residential Mixed-Use (PRM) District. The proje", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": " seeking rezoning of the site, currently home to 706 rental apartments spread across more than 50 garden-style buildings, to the P", "origin": "newtypes-extraction"}, {"slug": "use-mixed", "name": "Mixed use", "group_": "use", "evidence": " than 50 garden-style buildings, to the Planned Residential Mixed-Use (PRM) District. 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