{"id": "n-f46271099f", "slug": "herndon-575-herndon-parkway", "type": "office-park", "name": "575 Herndon Parkway", "aka": [], "city": "Herndon", "county": "Fairfax County", "state": "VA", "country": "US", "census_division": 5, "lat": 38.95477, "lon": -77.38398, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "office building", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": 135000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from pcrehomes.com, model-extracted, unreviewed: The former Booz Allen Hamilton office building at 575 Herndon Parkway is approved for redevelopment into a 525-unit apartment building with retail, office, and half of a planned pedestrian promenade.", "strategy": ["redevelop"], "new_use": ["housing", "office", "retail"], "share_retrofit": null, "status": "approved", "year_retrofit": null, "developer": "Bristol Capital Corporation and Woodfield Development", "architect": "DCS Design", "after_notes": null, "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": 2026, "planning_notes": "Approved by Herndon Town Council.", "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/office-parks/va/herndon-575-herndon-parkway/", "events": [], "sources": [{"id": 8936, "site_id": "n-f46271099f", "url": "https://www.pcrehomes.com/blog/herndon-metro-575-herndon-parkway-apartments-promenade-approved-2026/", "title": "525 Apartments Approved at Herndon Metro — Promenade Coming", "publisher": "pcrehomes.com", "date": null, "quote": "575 Herndon Parkway", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Bristol Capital Corporation and Woodfield Development", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "575 Herndon Parkway (135k sq ft office park, Herndon, VA) is approved for redevelopment into housing, office, and retail. Entitlements finalized for 2026. Developer Bristol Capital/Woodfield Development. Status: approved but not yet under construction. Median office rent $2,230. Housing market: ZHVI $756k (2026-09 forecast), 1.2% annual growth. Within 10km: 11 proposed office parks (e.g., Woodland Park, Lincoln Park Herndon). 2024 permits: 1,032 single-unit, 1,829 multi-unit housing units in Fairfax County. Traffic: 97,970 ADT on nearby freeway (2024).", "why": "Approved redevelopment aligns with regional housing demand (high permit activity) and nearby proposed office parks. Office rent data suggests existing market viability. Housing market trends support mixed-use conversion.", "where_it_stands": "Status: approved. Construction timeline unknown. Housing mix (e.g., affordable vs. market-rate) unknown. No details on retail tenant plans or timeline beyond entitlements.", "for_a_planner": ["Approved by Herndon Town Council.", "11 nearby proposed office parks may affect market saturation.", "High housing permit activity in county supports redevelopment strategy."], "for_a_developer": ["Median rent $2,230 provides baseline for office valuation.", "Regional housing market shows 1.2% annual growth (ZHVI).", "Proximity to 10km cluster of proposed projects may influence demand."], "risks_and_unknowns": ["No timeline for construction completion.", "Exact housing type (e.g., affordable, luxury) not specified.", "Retail demand data not provided."], "data_quality": "good", "one_line": "Approved 2026 redevelopment of 135k sq ft Herndon office park into housing/office/retail; aligns with regional housing market trends and nearby proposed projects.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "99af1fd6e976"}, "cluster": {"within_10km": [{"id": "n-39905d7686", "name": "Woodland Park office park", "city": "Herndon", "status": "proposed", "km": 1.6}, {"id": "n-bdf2addd85", "name": "Lincoln Park Herndon", "city": "Herndon", "status": "proposed", "km": 1.6}, {"id": "n-e7d2647548", "name": "Reston Crossing", "city": "Reston", "status": "proposed", "km": 2.0}, {"id": "n-3ab9acdeed", "name": "10800 Parkridge Boulevard", "city": "Reston", "status": "proposed", "km": 2.2}, {"id": "n-7e555beee0", "name": "10701 Parkridge Boulevard", "city": "Reston", "status": "proposed", "km": 2.2}, {"id": "n-db89351b3b", "name": "10690 Parkridge Boulevard", "city": "Reston", "status": "proposed", "km": 2.2}, {"id": "n-ebd29e537e", "name": "Alexander Bell Drive", "city": "Reston", "status": "proposed", "km": 2.2}, {"id": "n-ec2705a10e", "name": "Preston White Drive", "city": "Reston", "status": "proposed", "km": 2.2}, {"id": "n-915c56e5d3", "name": "Reston National Golf Course", "city": "Reston", "status": "proposed", "km": 2.5}, {"id": "n-6983c57d04", "name": "Makers Point offices", "city": "Reston", "status": "proposed", "km": 4.7}, {"id": "n-e995d5adee", "name": "Lake Fairfax Business Park", "city": "Reston", "status": "proposed", "km": 5.0}], "count_10km": 11, "count_25km": 30}, "elevation": {"elevation_ft": 376.2, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51059480902", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 5.1775887943972, "median_family_income": 97045.0, "snap_households": 111.0, "pop2010": 3578.0, "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": "51059480902", "jobs": 9470, "retail_jobs": 58, "food_accommodation_jobs": 265, "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": "20170", "month": "202609", "median_listing_price": 638725, "median_listing_price_yy": -0.0322, "active_listing_count": 65, "median_days_on_market": 36, "price_reduced_share": 0.2401, "pending_ratio": 0.2016, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51059480902", "kfr_p25": 0.4811, "jail_p25": 0.0163, "kids_count": 442.3256, "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-6dc665bb3a", "name": "Rose Hill Plaza", "city": "Franconia", "state": "VA", "score": 7.0, "why": ["similar GLA (150,000 sq ft)", "same strategy: redevelop", "also in VA"]}, {"id": "n-f6c5291bf9", "name": "El Paseo and 1777 Saratoga Avenue", "city": "San Jose", "state": "CA", "score": 6.0, "why": ["similar GLA (126,345 sq ft)", "same strategy: redevelop"]}, {"id": "n-505adee05d", "name": "Oakville Triangle", "city": "Alexandria", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "33 km away"]}, {"id": "n-926e61fba2", "name": "Fillmore Gardens Shopping Center", "city": "Arlington", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "28 km away"]}, {"id": "n-35cdae9830", "name": "Fair Oaks Mall", "city": "Fairfax County", "state": "VA", "score": 6.0, "why": ["same strategy: redevelop", "also in VA", "10 km away"]}, {"id": "m-8f2803bc32", "name": "Ballston Commons", "city": "Arlington", "state": "VA", "score": 5.5, "why": ["same strategy: redevelop", "also in VA", "25 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": 0, "schools": [], "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": 97970, "trucks_aadt": 1798, "road": "267", "class": "freeway or expressway", "lanes": 8, "segments_600m": 21, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-office", "name": "Office", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"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": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-10%", "origin": "census-cbp"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "97,970 on 267", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "267", "origin": "fhwa-hpms"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,507/mo", "origin": "zillow"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "approved", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"gla_sqft": "newtypes-extraction", "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\": …}"}}