{
 "id": "n-011c51cf36",
 "slug": "dunwoody-100-ashford-center-north",
 "type": "office-park",
 "name": "100 Ashford Center North",
 "aka": [],
 "city": "Dunwoody",
 "county": "DeKalb County",
 "state": "GA",
 "country": "US",
 "census_division": 5,
 "lat": 33.9411,
 "lon": -84.33548,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "office",
 "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 bisnow.com, model-extracted, unreviewed: The 100 Ashford Center North office building in Dunwoody, developed in 1986, is proposed to be demolished and replaced with housing after losing its largest tenant.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "OA Development is seeking permission from its lender to put 100 Ashford Center North up for sale to developers looking to convert the 162K SF mid-rise office building into 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": "13089",
 "opp_score": 5.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,591",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "14 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "OA Development is seeking permission from its lender to put 100 Ashford Center North up for sale to developers looking to convert the 162K SF mid-rise office building into apartments",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "ooking to convert the 162K SF mid-rise office building into apartments",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "use",
   "evidence": " sale to developers looking to convert the 162K SF mid-rise office building into apartments",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8220,
   "site_id": "n-011c51cf36",
   "url": "https://www.bisnow.com/news/atlanta/office/another-landlord-eyes-scraping-suburban-office-for-apartments-130445",
   "title": "Major Tenant Exit Could Prompt Demolition At Suburban Atlanta ...",
   "publisher": "bisnow.com",
   "date": null,
   "quote": "100 Ashford Center North",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8221,
   "site_id": "n-011c51cf36",
   "url": "https://www.bisnow.com/news/atlanta/office/another-landlord-eyes-scraping-suburban-office-for-apartments-130445",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The $14.8M CMBS loan tied to the building, which was developed in 1986, was transferred to special servicing in June due to \u201cimminent monetary default,\u201d according to Morningstar.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8222,
   "site_id": "n-011c51cf36",
   "url": "https://www.bisnow.com/news/atlanta/office/another-landlord-eyes-scraping-suburban-office-for-apartments-130445",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "OA acquired the building for $22.3M in January 2017, according to DeKalb County property records, and financed the purchase with a $15.6M loan that is set to mature in February 2027.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 5007,
   "site_id": "n-011c51cf36",
   "date": null,
   "year": 1986,
   "kind": "note",
   "detail": "building was developed",
   "share": null,
   "source_id": 8221,
   "verified": "draft"
  },
  {
   "id": 5008,
   "site_id": "n-011c51cf36",
   "date": null,
   "year": 2017,
   "kind": "note",
   "detail": "OA acquired the building",
   "share": null,
   "source_id": 8222,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [
  {
   "name": "Meridian Cooperative",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "100 Ashford Center North is a 162K SF office building in Dunwoody, GA, proposed for conversion to housing. OA Development seeks lender approval to sell it to developers for apartment conversion. ",
   "why": "It\u2019s in a cluster of 14 nearby projects (10km radius), including 3 approved/under-construction housing conversions. Median rent is $1,591 (ZORI), and housing is confirmed in the record. ",
   "where_it_stands": "Status is 'proposed'; no construction timeline or unit count specified. DeKalb County permits show 853 rental units approved in 2024. ",
   "for_a_planner": [
    "Traffic: Ashford Dunwoody Rd NE is a minor arterial with 4 lanes, 20,200 ADT (2024).",
    "Peer projects: 6 similar conversions in GA within 21km, all scored 6.5."
   ],
   "for_a_developer": [
    "Market: ZHVI $332,528 (down 1.8% YoY), ZORI $1,764 (up 2.3% YoY).",
    "Unknown: Exact housing type, timeline, or lender approval status."
   ],
   "risks_and_unknowns": [
    "No construction start date or completion estimate.",
    "Lender approval not yet secured."
   ],
   "data_quality": "partial",
   "one_line": "Proposed office-to-housing conversion in Dunwoody; part of active housing cluster with market data available; lender approval pending.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "39cb699e1abb"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-112e245141",
     "name": "Park Center campus",
     "city": "Dunwoody",
     "status": "approved",
     "km": 0.6
    },
    {
     "id": "n-58304f9fc1",
     "name": "High Street",
     "city": "Dunwoody",
     "status": "partial",
     "km": 0.6
    },
    {
     "id": "n-e2ce872f4e",
     "name": "Park Center Building Four",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 2.5
    },
    {
     "id": "n-2eeb1601b2",
     "name": "Ashford Green Office Park",
     "city": "Brookhaven",
     "status": "approved",
     "km": 2.9
    },
    {
     "id": "n-3d9a958c35",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "approved",
     "km": 4.4
    },
    {
     "id": "n-85248afe9f",
     "name": "Bishop",
     "city": "Sandy Springs",
     "status": "built",
     "km": 4.4
    },
    {
     "id": "n-e2e5bec656",
     "name": "Embassy Row",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 4.4
    },
    {
     "id": "n-e4f471a16c",
     "name": "Embassy Row 100",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 4.4
    },
    {
     "id": "n-015f5a8a09",
     "name": "1800 Century Blvd.",
     "city": "Chamblee",
     "status": "demolished",
     "km": 6.4
    },
    {
     "id": "n-d3792e12d2",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "under construction",
     "km": 6.6
    },
    {
     "id": "m-6b182abdf8",
     "name": "Lotus Grove",
     "city": "Doraville",
     "status": "proposed",
     "km": 7.1
    },
    {
     "id": "m-0828e55f1a",
     "name": "Buford Clairmont Mall",
     "city": "Chamblee",
     "status": "built",
     "km": 8.9
    }
   ],
   "count_10km": 14,
   "count_25km": 70
  },
  "elevation": {
   "elevation_ft": 1080.5,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "13089021215",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 8.66646322856271,
   "median_family_income": 122551.0,
   "snap_households": 6.0,
   "pop2010": 5371.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 332528,
    "month": "2026-09",
    "change_1y": -0.018,
    "change_5y": 0.094
   },
   "zori": {
    "latest": 1764,
    "month": "2026-09",
    "change_1y": 0.023,
    "change_5y": 0.121
   },
   "county_fips": "13089",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "13089021223",
   "jobs": 1338,
   "retail_jobs": 4,
   "food_accommodation_jobs": 0,
   "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": "30338",
   "month": "202609",
   "median_listing_price": 624950,
   "median_listing_price_yy": -0.031,
   "active_listing_count": 84,
   "median_days_on_market": 59,
   "price_reduced_share": 0.2475,
   "pending_ratio": 0.381,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "13089021215",
   "kfr_p25": 0.5145,
   "jail_p25": 0.017,
   "kids_count": 98.5666,
   "commuting_zone": "Atlanta",
   "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-31e56c0ddf",
     "name": "Piedmont Center",
     "city": "Atlanta",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "21 km away"
     ]
    },
    {
     "id": "n-852d03ef41",
     "name": "Summit at Peachtree Parkway",
     "city": "Peachtree Corners",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "11 km away"
     ]
    },
    {
     "id": "n-e2e5bec656",
     "name": "Embassy Row",
     "city": "Sandy Springs",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "4 km away"
     ]
    },
    {
     "id": "n-c74d63dcbc",
     "name": "Render Tucker office-park conversion",
     "city": "Tucker",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "14 km away"
     ]
    },
    {
     "id": "n-e2ce872f4e",
     "name": "Park Center Building Four",
     "city": "Dunwoody",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "3 km away"
     ]
    },
    {
     "id": "n-3e3c70b59c",
     "name": "Brookside One and Brookside Two",
     "city": "Alpharetta",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "16 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "DeKalb County",
   "2024": {
    "units_1": 853,
    "units_2_4": 0,
    "units_5plus": 385,
    "value_total": 330925020
   },
   "2023": {
    "units_1": 711,
    "units_2_4": 2,
    "units_5plus": 1563,
    "value_total": 334984054
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "13089",
   "year": 2025,
   "establishments": 2296,
   "employment": 32172,
   "avg_annual_pay": 47643,
   "lq_employment": 1.04,
   "employment_change_1y": -4.5,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 2212,
    "emp": 30578
   },
   "2023": {
    "estab": 2187,
    "emp": 32286
   },
   "estab_change": -0.011,
   "emp_change": 0.056,
   "county_fips": "13089"
  },
  "schools": {
   "district": "DeKalb County School District",
   "district_geoid": "1301740",
   "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": "13089",
   "years": "2016-2025",
   "events": 157,
   "by_type": {
    "Thunderstorm Wind": 124,
    "Hail": 13,
    "Flash Flood": 10,
    "Tornado": 4,
    "Heavy Rain": 2,
    "Lightning": 2,
    "Flood": 1,
    "Winter Storm": 1
   },
   "property_damage_usd": 5131000,
   "deaths_direct": 0,
   "injuries_direct": 2,
   "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": 20200,
   "trucks_aadt": null,
   "road": "Ashford Dunwoody Rd NE;",
   "class": "minor arterial",
   "lanes": 4,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ga/dunwoody-100-ashford-center-north/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction"
 }
}