{"id": "n-f02f6d63c6", "slug": "kirkland-kirkland-heights", "type": "garden-apartments", "name": "Kirkland Heights", "aka": [], "city": "Kirkland", "county": "King County", "state": "WA", "country": "US", "census_division": 9, "lat": 47.67654, "lon": -122.20708, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "existing apartments", "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 kcha.org, model-extracted, unreviewed: Kirkland Heights was a 13-acre site with 180 existing apartments acquired in 2019 and now undergoing redevelopment to renovate existing units and add 96 new apartments.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "under construction", "year_retrofit": null, "developer": null, "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": "53033", "opp_score": 20.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 4.6% 2018–23", "median rent $2,035", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/wa/kirkland-kirkland-heights/", "events": [], "sources": [{"id": 6990, "site_id": "n-f02f6d63c6", "url": "https://www.kcha.org/about/development/progress", "title": "Projects in Progress - King County Housing Authority", "publisher": "kcha.org", "date": null, "quote": "Kirkland Heights", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Kirkland Heights (Kirkland, WA) is a garden-apartments site currently under construction, redeveloping from existing apartments into housing. It is not a new opportunity—record states it is \"already in play: under construction, approved, or sold to a developer with housing plans.\" The site is within 1 km of Kirkland Parkplace (built) and 4.4 km of Totem Lake Mall (built), with 10 nearby sites within 10 km. County population grew 4.6% 2018–23. Median rent in the area is $2,035. Housing market data shows ZORI (rent) at $2,323 (2026-09), with 7,119 units for 5+ bedrooms permitted in King County in 2024. The opportunity score (20.0) reflects its active status. No retail or mall context applies, as the site is residential. Traffic data (Cleveland St, 20,381 ADT) is noted but not relevant to the housing redevelopment.", "why": "Record explicitly states site is under construction and not a new opportunity. Context layers confirm active housing market and nearby redevelopment projects. No additional facts (e.g., developer, timeline) are provided.", "where_it_stands": "Active redevelopment project, not available for new acquisition. Housing market demand supported by rent data and county growth.", "for_a_planner": ["Site status: under construction (not available for new planning).", "Nearby housing projects: 10 within 10 km, including 3 active redevelopments.", "Market context: $2,035 median rent, 4.6% county growth, 7,119 5+ unit permits in 2024."], "for_a_developer": ["Not available: already under construction.", "Market: $2,035 median rent, 4.6% county growth, 7,119 5+ unit permits in 2024.", "Competition: 10 nearby housing projects within 10 km, including 3 active redevelopments."], "risks_and_unknowns": ["No timeline for completion.", "No developer name or project size details.", "No retail or mixed-use context (site is residential-only)."], "data_quality": "good", "one_line": "Kirkland Heights is a housing redevelopment under construction in Kirkland, WA, with no new opportunity status. Market context shows strong demand ($2,035 median rent, 4.6% growth) and 10 nearby housing projects within 10 km.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "0b276069b5eb"}, "cluster": {"within_10km": [{"id": "m-04e4bae70a", "name": "Kirkland Parkplace", "city": "Kirkland", "status": "built", "km": 0.7}, {"id": "m-c014116418", "name": "Totem Lake Mall", "city": "Kirkland", "status": "built", "km": 4.4}, {"id": "n-93338e8767", "name": "Overlake Seritage property", "city": "Redmond", "status": "proposed", "km": 6.3}, {"id": "n-b809b05748", "name": "Sears site at Overlake Plaza", "city": "Redmond", "status": "proposed", "km": 6.3}, {"id": "n-bc22d44a71", "name": "Overlake Plaza", "city": "Redmond", "status": "proposed", "km": 6.3}, {"id": "n-729ff37c48", "name": "12th Place, Building A", "city": "Bellevue", "status": "proposed", "km": 6.4}, {"id": "n-10ffd7d13a", "name": "Bellevue Manor", "city": "Bellevue", "status": "built", "km": 7.0}, {"id": "n-5c1de99885", "name": "Bellevue North", "city": "Bellevue", "status": "approved", "km": 7.0}, {"id": "n-3f070c3e4d", "name": "Bothell Mall", "city": "Bothell", "status": "built", "km": 9.0}, {"id": "m-c2364f77d1", "name": "Northgate Mall", "city": "Seattle", "status": "partial", "km": 9.5}], "count_10km": 10, "count_25km": 19}, "elevation": {"elevation_ft": 34.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "53033022500", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 3.02572185571298, "poverty_rate": 4.611362015688139, "median_family_income": 162742.0, "snap_households": 96.0, "pop2010": 7143.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 824870, "month": "2026-09", "change_1y": -0.022, "change_5y": 0.074}, "zori": {"latest": 2323, "month": "2026-09", "change_1y": 0.016, "change_5y": 0.146}, "county_fips": "53033", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "53033022502", "jobs": 10040, "retail_jobs": 241, "food_accommodation_jobs": 897, "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": "98033", "month": "202609", "median_listing_price": 1538750, "median_listing_price_yy": -0.1447, "active_listing_count": 232, "median_days_on_market": 50, "price_reduced_share": 0.1965, "pending_ratio": 0.2721, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "53033022500", "kfr_p25": 0.515, "jail_p25": -0.0024, "kids_count": 212.8225, "commuting_zone": "Seattle", "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": "m-c2364f77d1", "name": "Northgate Mall", "city": "Seattle", "state": "WA", "score": 5.5, "why": ["same strategy: redevelop", "also in WA", "9 km away"]}, {"id": "m-c014116418", "name": "Totem Lake Mall", "city": "Kirkland", "state": "WA", "score": 5.5, "why": ["same strategy: redevelop", "also in WA", "4 km away"]}, {"id": "m-04e4bae70a", "name": "Kirkland Parkplace", "city": "Kirkland", "state": "WA", "score": 5.5, "why": ["same strategy: redevelop", "also in WA", "1 km away"]}, {"id": "n-75ade54c49", "name": "Trailhead", "city": "Issaquah", "state": "WA", "score": 5.5, "why": ["same strategy: redevelop", "also in WA", "20 km away"]}, {"id": "n-4fb604fb2b", "name": "Rainier Vista", "city": "Seattle", "state": "WA", "score": 5.5, "why": ["same strategy: redevelop", "also in WA", "12 km away"]}, {"id": "n-5c1de99885", "name": "Bellevue North", "city": "Bellevue", "state": "WA", "score": 5.0, "why": ["same strategy: redevelop", "also in WA", "7 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "King County", "2024": {"units_1": 2352, "units_2_4": 1093, "units_5plus": 7119, "value_total": 2710126160}, "2023": {"units_1": 2238, "units_2_4": 1089, "units_5plus": 7274, "value_total": 2504322180}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "53033", "year": 2025, "establishments": 5725, "employment": 102448, "avg_annual_pay": 60273, "lq_employment": 0.72, "employment_change_1y": -1.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 6564, "emp": 96932}, "2023": {"estab": 5912, "emp": 104570}, "estab_change": -0.099, "emp_change": 0.079, "county_fips": "53033"}, "schools": {"district": "Lake Washington School District", "district_geoid": "5304230", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 2, "schools": ["Lakeview Elementary", "Peter Kirk Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "53033", "years": "2016-2025", "events": 8, "by_type": {"Heavy Rain": 6, "Debris Flow": 1, "Flood": 1}, "property_damage_usd": 34994000, "deaths_direct": 1, "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": 20381, "trucks_aadt": 3251, "road": "Cleveland St (SR 202 TB)", "class": "principal arterial", "lanes": 2, "segments_600m": 20, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "10 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "7,119 units, King County", "origin": "census-bps"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,323/mo", "origin": "zillow"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "under construction", "origin": "record"}], "details": {}, "photos": [], "provenance": {}, "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\": …}"}}