{"id": "n-d3ca746d44", "slug": "alexandria-cityhouse-old-town", "type": "office-park", "name": "CityHouse Old Town", "aka": [], "city": "Alexandria", "county": "Alexandria city", "state": "VA", "country": "US", "census_division": 5, "lat": 38.80569, "lon": -77.05143, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "office building", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": 200000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from alexandriaecon.org, model-extracted, unreviewed: CityHouse Old Town, a 1980s office building at 1101 King Street in Alexandria, Virginia, is being converted into 199 luxury apartments.", "strategy": ["reinhabit"], "new_use": ["housing"], "share_retrofit": null, "status": "under construction", "year_retrofit": null, "developer": "American Real Estate Partners (AREP)", "architect": null, "after_notes": "199 luxury apartments", "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": "51510", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,031", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/va/alexandria-cityhouse-old-town/", "events": [], "sources": [{"id": 7811, "site_id": "n-d3ca746d44", "url": "https://alexandriaecon.org/cityhouse-oldtown/", "title": "How Alexandria is Turning Empty Offices into Residences - AEDP", "publisher": "alexandriaecon.org", "date": null, "quote": "CityHouse Old Town", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "American Real Estate Partners (AREP)", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "CityHouse Old Town (Alexandria, VA) is under construction as a 200,000 sq ft office-to-housing conversion, targeting 199 luxury apartments. Developer American Real Estate Partners (AREP) is executing the project. Median rent ($2,031) aligns with local market data (ZORI).", "why": "Status confirmed as under construction with housing use. Project is part of a cluster of 5 similar reinhabitation projects within 0.4km in Alexandria. Highest peer score (8.5) among comparable conversions. Housing market data (ZHVI $673k, ZORI $2,243) supports the strategy. No construction timeline or cost details provided.", "where_it_stands": "Active project in a dense cluster of similar conversions. Market data confirms housing demand. Verification status: draft.", "for_a_planner": ["Under construction conversion", "199 units", "Local housing market data matches strategy", "Clustered with 5 similar projects within 0.4km"], "for_a_developer": ["High peer score (8.5)", "Median rent aligns with ZORI", "No external market data needed (record provides all metrics)"], "risks_and_unknowns": ["No completion date", "No construction cost details", "No tenant mix specified"], "data_quality": "good", "one_line": "Active 199-unit luxury housing conversion under construction, aligned with local market data and clustered with similar projects.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "d2fbf72d6236"}, "cluster": {"within_10km": [{"id": "n-4ccb4c0d4c", "name": "Foundry", "city": "Alexandria", "status": "built", "km": 0.4}, {"id": "n-505adee05d", "name": "Oakville Triangle", "city": "Alexandria", "status": "approved", "km": 0.4}, {"id": "n-7a3a3bbbbc", "name": "CityHouse Old Town", "city": "Alexandria", "status": "under construction", "km": 0.4}, {"id": "n-bfcd62e4bf", "name": "Park+Ford", "city": "Alexandria", "status": "built", "km": 0.4}, {"id": "n-d8eb4d1af7", "name": "732 N. Washington St.", "city": "Alexandria", "status": "approved", "km": 0.9}, {"id": "n-6dc665bb3a", "name": "Rose Hill Plaza", "city": "Franconia", "status": "stalled", "km": 6.5}, {"id": "m-c67e2b6603", "name": "Landmark Mall", "city": "Alexandria", "status": "demolished", "km": 7.0}, {"id": "n-926e61fba2", "name": "Fillmore Gardens Shopping Center", "city": "Arlington", "status": "approved", "km": 7.0}, {"id": "m-19b309c013", "name": "Skyline Mall", "city": "Falls Church", "status": "closed", "km": 7.2}, {"id": "m-0d862e5e2b", "name": "Waterfront Mall", "city": "Washington", "status": "built", "km": 8.5}, {"id": "m-8f2803bc32", "name": "Ballston Commons", "city": "Arlington", "status": "partial", "km": 9.6}, {"id": "m-397792b7bf", "name": "Parkington Shopping Center", "city": "Arlington", "status": "unknown", "km": 9.7}], "count_10km": 23, "count_25km": 47}, "elevation": {"elevation_ft": 36.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51510201900", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 3.59179019384265, "median_family_income": 185625.0, "snap_households": 0.0, "pop2010": 1679.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 673546, "month": "2026-09", "change_1y": 0.019, "change_5y": 0.107}, "zori": {"latest": 2243, "month": "2026-09", "change_1y": -0.009, "change_5y": 0.174}, "county_fips": "51510", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51510201900", "jobs": 13150, "retail_jobs": 795, "food_accommodation_jobs": 2100, "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": "22314", "month": "202609", "median_listing_price": 758750, "median_listing_price_yy": -0.1239, "active_listing_count": 139, "median_days_on_market": 43, "price_reduced_share": 0.1895, "pending_ratio": 0.3669, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51510201900", "kfr_p25": 0.3845, "jail_p25": 0.0085, "kids_count": 28.0986, "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-7a3a3bbbbc", "name": "CityHouse Old Town", "city": "Alexandria", "state": "VA", "score": 8.5, "why": ["similar GLA (200,000 sq ft)", "same strategy: reinhabit", "also in VA"]}, {"id": "m-08f620954e", "name": "Crystal City Underground", "city": "Arlington County", "state": "VA", "score": 5.5, "why": ["similar GLA (150,000 sq ft)", "same strategy: reinhabit", "also in VA"]}, {"id": "n-bfcd62e4bf", "name": "Park+Ford", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "0 km away"]}, {"id": "n-a655b003ed", "name": "1313 L St.", "city": "Washington", "state": "DC", "score": 5.5, "why": ["same strategy: reinhabit", "10 km away"]}, {"id": "n-4ccb4c0d4c", "name": "Foundry", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "0 km away"]}, {"id": "n-d8eb4d1af7", "name": "732 N. Washington St.", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "1 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Alexandria (Independent City)", "2024": {"units_1": 25, "units_2_4": 0, "units_5plus": 0, "value_total": 9990000}, "2023": {"units_1": 40, "units_2_4": 3, "units_5plus": 78, "value_total": 18835699}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51510", "year": 2025, "establishments": 401, "employment": 6458, "avg_annual_pay": 47638, "lq_employment": 0.81, "employment_change_1y": -3.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 486, "emp": 7392}, "2023": {"estab": 401, "emp": 6689}, "estab_change": -0.175, "emp_change": -0.095, "county_fips": "51510"}, "schools": {"district": "Alexandria City Public Schools", "district_geoid": "5100120", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 4, "schools": ["Jefferson-Houston PK-8 School", "Lyles-Crouch Elementary", "Naomi L. Brooks Elementary", "George Washington Middle"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51510", "years": "2016-2025", "events": 71, "by_type": {"Flash Flood": 35, "Thunderstorm Wind": 22, "Flood": 13, "Hail": 1}, "property_damage_usd": 10161000, "deaths_direct": 0, "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": 17083, "trucks_aadt": 335, "road": "236", "class": "principal arterial", "lanes": 4, "segments_600m": 32, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "199 luxury apartments", "origin": "record"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "23 within 10 km", "origin": "computed"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "199 luxury apartments", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-18%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,243/mo", "origin": "zillow"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "under construction", "origin": "record"}], "details": {}, "photos": [], "provenance": {"gla_sqft": "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\": …}"}}