{"id": "n-d8eb4d1af7", "slug": "alexandria-732-n-washington-st", "type": "office-park", "name": "732 N. Washington St.", "aka": [], "city": "Alexandria", "county": "Alexandria city", "state": "VA", "country": "US", "census_division": 5, "lat": 38.81228, "lon": -77.04549, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "commercial office building", "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 alexandriabrief.com, model-extracted, unreviewed: A 1960s commercial office building at 732 N. Washington St. is approved for conversion into multi-unit apartments.", "strategy": ["reinhabit"], "new_use": ["housing"], "share_retrofit": null, "status": "approved", "year_retrofit": null, "developer": "732 and 806 Development LLC", "architect": null, "after_notes": "multi-unit 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-732-n-washington-st/", "events": [], "sources": [{"id": 8562, "site_id": "n-d8eb4d1af7", "url": "https://www.alexandriabrief.com/architectural-review-board-approves-1960s-office-to-apartment-conversion-in-old-town-north/", "title": "Architectural review board approves 1960s office-to-apartment ...", "publisher": "alexandriabrief.com", "date": null, "quote": "732 N. Washington St.", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "732 and 806 Development LLC", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Approved conversion of 732 N. Washington St. (Alexandria, VA) from commercial office to multi-unit apartments. Developer: 732 and 806 Development LLC. Status: Approved. Current use: Office-park (original use). New use: Housing (after_notes: multi-unit apartments).", "why": "Record confirms: already approved, median rent $2,031, housing explicitly stated in after_notes. Nearby context: 5 projects within 1km (all 'reinhabit' strategy), including two 'CityHouse Old Town' sites under construction. Housing market: ZORI $2,243 (2026-09).", "where_it_stands": "Approved for housing conversion. No construction status given (record says 'approved' but not 'under construction').", "for_a_planner": ["Nearby housing trend: 5 similar 'reinhabit' projects within 1km (all Alexandria).", "Retail decline: -17.5% establishments (2012-2023), but housing market shows rent growth (ZORI +17.4% 5y)."], "for_a_developer": ["No active construction noted (approved only).", "Competitive peer cluster: 5 nearby housing projects using same strategy (score 5.5-6.0).", "Median rent ($2,031) aligns with ZORI ($2,243)."], "risks_and_unknowns": ["No construction timeline provided.", "Traffic data (49,465 ADT) not linked to housing demand.", "No details on unit mix or pricing beyond median rent."], "data_quality": "partial", "one_line": "Approved office-to-housing conversion (multi-unit) in Alexandria, part of local housing cluster; median rent $2,031.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "b6a92e8dbd28"}, "cluster": {"within_10km": [{"id": "n-4ccb4c0d4c", "name": "Foundry", "city": "Alexandria", "status": "built", "km": 0.8}, {"id": "n-505adee05d", "name": "Oakville Triangle", "city": "Alexandria", "status": "approved", "km": 0.8}, {"id": "n-7a3a3bbbbc", "name": "CityHouse Old Town", "city": "Alexandria", "status": "under construction", "km": 0.8}, {"id": "n-bfcd62e4bf", "name": "Park+Ford", "city": "Alexandria", "status": "built", "km": 0.8}, {"id": "n-d3ca746d44", "name": "CityHouse Old Town", "city": "Alexandria", "status": "under construction", "km": 0.9}, {"id": "n-926e61fba2", "name": "Fillmore Gardens Shopping Center", "city": "Arlington", "status": "approved", "km": 6.6}, {"id": "m-19b309c013", "name": "Skyline Mall", "city": "Falls Church", "status": "closed", "km": 7.2}, {"id": "n-6dc665bb3a", "name": "Rose Hill Plaza", "city": "Franconia", "status": "stalled", "km": 7.2}, {"id": "m-c67e2b6603", "name": "Landmark Mall", "city": "Alexandria", "status": "demolished", "km": 7.4}, {"id": "m-0d862e5e2b", "name": "Waterfront Mall", "city": "Washington", "status": "built", "km": 7.7}, {"id": "n-a655b003ed", "name": "1313 L St.", "city": "Washington", "status": "under construction", "km": 8.8}, {"id": "m-eabc34f289", "name": "Center Market, Washington, D.C.", "city": "Washington", "status": "demolished", "km": 9.1}], "count_10km": 25, "count_25km": 47}, "elevation": {"elevation_ft": 43.9, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51510201801", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 7.19954648526077, "median_family_income": 201667.0, "snap_households": 59.0, "pop2010": 5606.0, "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": "51510201805", "jobs": 6857, "retail_jobs": 200, "food_accommodation_jobs": 359, "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": "51510201801", "kfr_p25": 0.3994, "jail_p25": 0.0407, "kids_count": 143.3897, "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-35cdae9830", "name": "Fair Oaks Mall", "city": "Fairfax County", "state": "VA", "score": 6.0, "why": ["same strategy: reinhabit", "also in VA", "28 km away"]}, {"id": "n-d3ca746d44", "name": "CityHouse Old Town", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "1 km away"]}, {"id": "n-bfcd62e4bf", "name": "Park+Ford", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "1 km away"]}, {"id": "n-7a3a3bbbbc", "name": "CityHouse Old Town", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "1 km away"]}, {"id": "n-4ccb4c0d4c", "name": "Foundry", "city": "Alexandria", "state": "VA", "score": 5.5, "why": ["same strategy: reinhabit", "also in VA", "1 km away"]}, {"id": "m-a93c0ab78b", "name": "Springfield Mall", "city": "Springfield", "state": "VA", "score": 5.0, "why": ["same strategy: reinhabit", "also in VA", "12 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": 3, "schools": ["Jefferson-Houston PK-8 School", "Lyles-Crouch 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": 49465, "trucks_aadt": null, "road": "90005", "class": "principal arterial", "lanes": 4, "segments_600m": 37, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "multi-unit apartments", "origin": "record"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "25 within 10 km", "origin": "computed"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "multi-unit 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-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "49,465 on 90005", "origin": "fhwa-hpms"}, {"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": "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\": …}"}}