{"id": "n-f59b0945c8", "slug": "new-york-25-water-st", "type": "office-park", "name": "25 Water St.", "aka": [], "city": "New York", "county": "New York County", "state": "NY", "country": "US", "census_division": 2, "lat": 40.7036, "lon": -74.0096, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "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 nypost.com, model-extracted, unreviewed: 25 Water St., an office building opened in the 1960s, is under construction to become 1,320 apartments.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "under construction", "year_retrofit": null, "developer": null, "architect": "CetraRuddy", "after_notes": "1,320 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": "36061", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,132", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/ny/new-york-25-water-st/", "events": [], "sources": [{"id": 7361, "site_id": "n-f59b0945c8", "url": "https://nypost.com/2025/01/29/real-estate/office-to-apartment-conversions-booming-nyc-thanks-to-new-city-measures/", "title": "Office-to-apartment conversions are booming in NYC and this is why", "publisher": "nypost.com", "date": null, "quote": "25 Water St.", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "25 Water St. is an office building redeveloping to housing, currently under construction with 1,320 apartments. Permits show 4,463 units (2024) valued at $690M. Housing market data shows ZHVI $1.25M and ZORI $4,779/month (2026-09).", "why": "Nearby cluster includes 28 sites within 10km, including 5 built malls/terminals within 1km. Retail establishments declined 20.7% since 2012. No developer name or completion timeline in record.", "where_it_stands": "Status confirmed as under construction; Hudson Terminal status listed as 'unknown' in cluster. Median rent $2,132 cited but not tied to specific date.", "for_a_planner": ["1,320 units underway", "ZORI $4,779/mo aligns with market", "28 nearby sites suggest active redevelopment"], "for_a_developer": ["$690M in 2024 permits", "10km cluster shows 5 built sites within 1km", "retail decline may support housing shift"], "risks_and_unknowns": ["No developer name", "Hudson Terminal status unknown", "No completion date"], "data_quality": "good", "one_line": "Office-to-housing conversion underway (1,320 units), supported by market data and nearby redevelopment activity.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "bcfb926a07ae"}, "cluster": {"within_10km": [{"id": "n-752e901e74", "name": "111 Wall St.", "city": "New York", "status": "proposed", "km": 0.3}, {"id": "n-63ff88de26", "name": "99 John Street", "city": "New York City", "status": "built", "km": 0.6}, {"id": "n-fb94712264", "name": "21 West Street", "city": "New York City", "status": "built", "km": 0.6}, {"id": "m-094fe79bf5", "name": "Hudson Terminal shopping concourse", "city": "New York", "status": "unknown", "km": 0.9}, {"id": "m-4e37976d53", "name": "The Mall at the World Trade Center", "city": "Manhattan", "status": "operating", "km": 0.9}, {"id": "n-b34f2ea603", "name": "Flatiron Building", "city": "New York", "status": "proposed", "km": 1.1}, {"id": "n-df4ab10669", "name": "Jehovah's Witnesses headquarters", "city": "Brooklyn Heights", "status": "built", "km": 1.5}, {"id": "n-2cae688bb9", "name": "American Thread Building", "city": "New York City", "status": "built", "km": 1.9}, {"id": "n-a668c4cb37", "name": "A&P Warehouse", "city": "New York City", "status": "operating", "km": 2.1}, {"id": "m-b0312efefe", "name": "Albee Square Mall", "city": "Brooklyn", "status": "built", "km": 2.6}, {"id": "n-ee3396256b", "name": "St. John's Terminal", "city": "New York City", "status": "built", "km": 2.8}, {"id": "n-336e3e7b07", "name": "Greenville Yard", "city": "Jersey City", "status": "built", "km": 3.8}], "count_10km": 28, "count_25km": 36}, "elevation": {"elevation_ft": 8.0, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "36061000900", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 3.8705950317735405, "median_family_income": 234545.0, "snap_households": 0.0, "pop2010": 731.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 1247381, "month": "2026-09", "change_1y": 0.032, "change_5y": -0.103}, "zori": {"latest": 4779, "month": "2026-09", "change_1y": 0.057, "change_5y": 0.378}, "county_fips": "36061", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "36061000900", "jobs": 62289, "retail_jobs": 854, "food_accommodation_jobs": 1313, "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": "10004", "month": "202609", "median_listing_price": 1605000, "median_listing_price_yy": 0.19, "active_listing_count": 36, "median_days_on_market": 77, "price_reduced_share": 0.0313, "pending_ratio": 0.2817, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "36061000900", "kfr_p25": 0.412, "jail_p25": -0.0337, "kids_count": 13.5626, "commuting_zone": "New York", "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-ece578bc52", "name": "219 E. 42nd and 235 E 42nd St.", "city": "New York", "state": "NY", "score": 6.5, "why": ["same strategy: redevelop", "also in NY", "6 km away"]}, {"id": "n-b4f2064f86", "name": "Gowanus Canal", "city": "Brooklyn", "state": "NY", "score": 6.0, "why": ["same strategy: redevelop", "also in NY", "8 km away"]}, {"id": "m-b0312efefe", "name": "Albee Square Mall", "city": "Brooklyn", "state": "NY", "score": 5.5, "why": ["same strategy: redevelop", "also in NY", "3 km away"]}, {"id": "n-f953f8fb88", "name": "5 Times Square", "city": "New York", "state": "NY", "score": 5.5, "why": ["same strategy: redevelop", "also in NY", "6 km away"]}, {"id": "n-752e901e74", "name": "111 Wall St.", "city": "New York", "state": "NY", "score": 5.5, "why": ["same strategy: redevelop", "also in NY", "0 km away"]}, {"id": "n-b34f2ea603", "name": "Flatiron Building", "city": "New York", "state": "NY", "score": 5.5, "why": ["same strategy: redevelop", "also in NY", "1 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "New York County", "2024": {"units_1": 0, "units_2_4": 4, "units_5plus": 4463, "value_total": 690452024}, "2023": {"units_1": 0, "units_2_4": 12, "units_5plus": 3018, "value_total": 446445918}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "36061", "year": 2025, "establishments": 9169, "employment": 123585, "avg_annual_pay": 79593, "lq_employment": 0.5, "employment_change_1y": 1.2, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 11693, "emp": 146237}, "2023": {"estab": 9268, "emp": 115257}, "estab_change": -0.207, "emp_change": -0.212, "county_fips": "36061"}, "schools": {"district": "New York City Department Of Education", "district_geoid": "3620580", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 25, "schools": ["JOHN V LINDSAY WILDCAT ACADEMY CHARTER SCHOOL", "LEADERSHIP & PUBLIC SERVICE HIGH SCHOOL", "HIGH SCHOOL OF ECONOMICS & FINANCE", "MURRY BERGTRAUM HIGH SCHOOL FOR BUSINESS CAREERS", "PS 1 ALFRED E SMITH", "PS 126 JACOB AUGUST RIIS"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "36061", "years": "2016-2025", "events": 45, "by_type": {"Flash Flood": 20, "Thunderstorm Wind": 19, "Hail": 4, "Lightning": 2}, "property_damage_usd": 114073500, "deaths_direct": 0, "injuries_direct": 3, "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": 14500, "trucks_aadt": 1926, "road": "MTA-I478 NB to Greenwhich St", "class": null, "lanes": 2, "segments_600m": 40, "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": "28 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "4,463 units, New York County", "origin": "census-bps"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "1,320 apartments", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "1,320 apartments", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-21%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$4,779/mo", "origin": "zillow"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-0.3%", "origin": "census-acs"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "under construction", "origin": "record"}], "details": {}, "photos": [], "provenance": {"after_notes": "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\": …}"}}