{
 "id": "n-15243472c7",
 "slug": "los-angeles-grayson",
 "type": "office-park",
 "name": "Grayson",
 "aka": [],
 "city": "Los Angeles",
 "county": "Los Angeles County",
 "state": "CA",
 "country": "US",
 "census_division": 9,
 "lat": 34.06004,
 "lon": -118.2917,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "office tower",
 "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 thelalocal.org, model-extracted, unreviewed: Grayson is now open and leasing, with 255 apartments inside the former office tower.",
 "strategy": [
  "reinhabit"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "built",
 "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": "06037",
 "opp_score": 0.0,
 "opp_reasons": [
  "retrofit already built",
  "county shrank -2.5% 2018\u201323",
  "median rent $1,893",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "15 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "38,903 on a counted road",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "9,430 units, Los Angeles County",
   "origin": "census-bps"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,806/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-2.5%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 8696,
   "site_id": "n-15243472c7",
   "url": "https://thelalocal.org/housing/jamison-property-office-conversions-into-housing-august-2026-koreatown-westlake/",
   "title": "Developer wants to transform empty offices in Koreatown, Westlake ...",
   "publisher": "thelalocal.org",
   "date": null,
   "quote": null,
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Grayson (office-park) was retrofitted to housing and is built. Original use was office tower. Peer analysis shows 6 similar 'reinhabit' projects within 1km (e.g., Westmore, Crosby, Mason).",
   "why": "Retrofit already built (opp_reasons). Housing market: ZHVI $871,674 (2026-09), median rent $1,893. County housing market grew 17.7% over 5 years (ZORI).",
   "where_it_stands": "15 nearby sites within 10km (15 built/under construction). Traffic: principal arterial (4 lanes, 38,903 ADT).",
   "for_a_planner": [
    "No parcel details provided.",
    "Unknown what 'county shrank -2.5%' refers to.",
    "No specific address or site size given."
   ],
   "for_a_developer": [
    "Housing market shows strong ZHVI growth (13.1% 5y).",
    "6 peer projects nearby using same strategy (reinhabit).",
    "Permits: 2024 housing units built (9,106 single-unit) at $3.88B value."
   ],
   "risks_and_unknowns": [
    "No data on current occupancy or tenant mix.",
    "Traffic data lacks specific location.",
    "County shrinkage reason unknown."
   ],
   "data_quality": "thin",
   "one_line": "Retrofitted office-park to housing (built), near 6 similar projects. Strong housing market (ZHVI $871k), but key details (parcel, shrinkage cause) missing.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "35df2b7b20cf"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-228798cae2",
     "name": "Mason",
     "city": "Los Angeles",
     "status": "built",
     "km": 0.4
    },
    {
     "id": "n-2eabcfcec8",
     "name": "Westmore",
     "city": "Los Angeles",
     "status": "built",
     "km": 0.4
    },
    {
     "id": "n-3744d94b4e",
     "name": "Crosby",
     "city": "Los Angeles",
     "status": "built",
     "km": 0.4
    },
    {
     "id": "n-154fd33cb4",
     "name": "Walker",
     "city": "Los Angeles",
     "status": "under construction",
     "km": 1.0
    },
    {
     "id": "n-dd9c6c008a",
     "name": "Atlas House",
     "city": "Los Angeles",
     "status": "built",
     "km": 1.0
    },
    {
     "id": "m-055c3cdeaf",
     "name": "Macy's Plaza",
     "city": "Los Angeles",
     "status": "operating",
     "km": 3.3
    },
    {
     "id": "m-bb88bd7533",
     "name": "ARCO Plaza",
     "city": "Los Angeles",
     "status": "unknown",
     "km": 3.4
    },
    {
     "id": "n-12bf0b2d82",
     "name": "Beverly Plaza Shopping Center",
     "city": "LOS ANGELES",
     "status": "proposed",
     "km": 4.6
    },
    {
     "id": "n-eeb11979b0",
     "name": "Mayer Building",
     "city": "Los Angeles",
     "status": "proposed",
     "km": 4.6
    },
    {
     "id": "n-df0d7506ee",
     "name": "Crossroads of the World",
     "city": "Los Angeles",
     "status": "approved",
     "km": 5.9
    },
    {
     "id": "m-b5a4b233bd",
     "name": "Town & Country Market",
     "city": "Los Angeles",
     "status": "under construction",
     "km": 6.4
    },
    {
     "id": "n-c91c8ababb",
     "name": "Baldwin Hills Crenshaw Plaza",
     "city": "Los Angeles",
     "status": "under construction",
     "km": 6.9
    }
   ],
   "count_10km": 15,
   "count_25km": 36
  },
  "elevation": {
   "elevation_ft": 238.1,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "06037212303",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 32.834306013702104,
   "median_family_income": 45125.0,
   "snap_households": 203.0,
   "pop2010": 3326.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 871674,
    "month": "2026-09",
    "change_1y": 0.004,
    "change_5y": 0.131
   },
   "zori": {
    "latest": 2806,
    "month": "2026-09",
    "change_1y": 0.013,
    "change_5y": 0.177
   },
   "county_fips": "06037",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "06037212303",
   "jobs": 2232,
   "retail_jobs": 50,
   "food_accommodation_jobs": 201,
   "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": "90010",
   "month": "202609",
   "median_listing_price": 699500,
   "median_listing_price_yy": -0.1137,
   "active_listing_count": 21,
   "median_days_on_market": 70,
   "price_reduced_share": 0.2199,
   "pending_ratio": 0.0476,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "06037212303",
   "kfr_p25": 0.4069,
   "jail_p25": -0.0039,
   "kids_count": 822.5294,
   "commuting_zone": "Los Angeles",
   "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-6a90631712",
     "name": "Westside Pavilion",
     "city": "Los Angeles",
     "state": "CA",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in CA",
      "14 km away"
     ]
    },
    {
     "id": "m-1ef0bed4db",
     "name": "Long Beach Plaza",
     "city": "Long Beach",
     "state": "CA",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in CA",
      "33 km away"
     ]
    },
    {
     "id": "n-2eabcfcec8",
     "name": "Westmore",
     "city": "Los Angeles",
     "state": "CA",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in CA",
      "0 km away"
     ]
    },
    {
     "id": "n-3744d94b4e",
     "name": "Crosby",
     "city": "Los Angeles",
     "state": "CA",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in CA",
      "0 km away"
     ]
    },
    {
     "id": "n-dd9c6c008a",
     "name": "Atlas House",
     "city": "Los Angeles",
     "state": "CA",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in CA",
      "1 km away"
     ]
    },
    {
     "id": "n-228798cae2",
     "name": "Mason",
     "city": "Los Angeles",
     "state": "CA",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in CA",
      "0 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Los Angeles County",
   "2024": {
    "units_1": 9106,
    "units_2_4": 1273,
    "units_5plus": 9430,
    "value_total": 3876623417
   },
   "2023": {
    "units_1": 9554,
    "units_2_4": 1518,
    "units_5plus": 13214,
    "value_total": 5392309587
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "06037",
   "year": 2025,
   "establishments": 28960,
   "employment": 391331,
   "avg_annual_pay": 52235,
   "lq_employment": 0.87,
   "employment_change_1y": -1.7,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 28345,
    "emp": 386821
   },
   "2023": {
    "estab": 28998,
    "emp": 419890
   },
   "estab_change": 0.023,
   "emp_change": 0.085,
   "county_fips": "06037"
  },
  "schools": {
   "district": "Los Angeles Unified School District",
   "district_geoid": "0622710",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 28,
   "schools": [
    "Monsenor Oscar Romero Charter Middle",
    "Rise Kohyang Elementary",
    "Rise Kohyang Middle",
    "Camino Nuevo Charter Academy #2",
    "Rise Kohyang High",
    "Equitas Academy 4"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "06037",
   "years": "2016-2025",
   "events": 157,
   "by_type": {
    "Flash Flood": 86,
    "Thunderstorm Wind": 35,
    "Debris Flow": 21,
    "Hail": 6,
    "Tornado": 6,
    "Funnel Cloud": 1,
    "Lightning": 1,
    "Flood": 1
   },
   "property_damage_usd": 8000,
   "deaths_direct": 1,
   "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": 38903,
   "trucks_aadt": 3589,
   "road": null,
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 20,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ca/los-angeles-grayson/",
 "photo": null,
 "provenance": {}
}