{
 "id": "n-1fe7fdd940",
 "slug": "birmingham-larkway-gardens",
 "type": "garden-apartments",
 "name": "Larkway Gardens",
 "aka": [],
 "city": "Birmingham",
 "county": "Jefferson County",
 "state": "AL",
 "country": "US",
 "census_division": 6,
 "lat": 33.52068,
 "lon": -86.80243,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "garden 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 wbrc.com, model-extracted, unreviewed: Larkway Gardens, a former garden apartment complex in Birmingham, AL, is proposed to be demolished and rebuilt as a senior-focused facility with garden homes, apartments, a recreation center, assisted living, and Alzheimer's care units.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "civic",
  "healthcare",
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "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": "01073",
 "opp_score": 0.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "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": "3 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "74,819 on Montgomery Hwy",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-11%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "Montgomery Hwy",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-civic",
   "name": "Civic and government",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 8715,
   "site_id": "n-1fe7fdd940",
   "url": "https://www.wbrc.com/story/30720883/plans-unveiled-for-larkway-gardens-redevelopment/",
   "title": "Plans unveiled for Larkway Gardens redevelopment - WBRC",
   "publisher": "wbrc.com",
   "date": null,
   "quote": "Larkway Gardens",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Larkway Gardens is a proposed redevelopment of garden apartments in Birmingham, AL. The site is listed as 'proposed' with strategy 'redevelop' and new uses including civic, healthcare, and housing. The opportunity score is 0.0 because the record states it is 'already in play' (under construction, approved, or sold to a developer with housing plans), and housing is already noted in the record. Nearby context includes Brookwood Village (6.3km, status unknown), and two demolished malls (Century Plaza, Eastwood Mall) within 8km. Housing market data shows a ZHVI of $214,208 (2026-09) with 1.5% annual growth. Jefferson County permits in 2024 show 1,536 single-unit housing units approved. Peer analysis identifies Preserve Town Center (6.0 score) as the closest comparable project (19km away). Retail establishments in the county declined 11.2% from 2012 to 2023. Traffic data shows high volume (74,819 ADT) on Montgomery Hwy (freeway class). No additional details on planning approvals, developer, or timeline are provided in the record.",
   "why": "The record explicitly states the site is not a new opportunity due to existing housing plans, and all context is drawn solely from the provided data.",
   "where_it_stands": "Status: Proposed. Not a new opportunity (opp_score 0.0). Housing market and permit data indicate active residential development in the area. No information on current ownership, timeline, or specific planning approvals beyond permits.",
   "for_a_planner": [
    "Status unknown for nearby Brookwood Village",
    "Demolished malls nearby (Century Plaza, Eastwood Mall) may indicate market shifts",
    "High traffic volume on Montgomery Hwy may support redevelopment"
   ],
   "for_a_developer": [
    "Permits show active housing construction (1,536 units in 2024)",
    "Peer projects like Preserve Town Center (19km) are active redevelopments",
    "Housing market shows steady growth (1.5% annual ZHVI increase)"
   ],
   "risks_and_unknowns": [
    "Status of Brookwood Village unknown",
    "No details on current ownership or planning approvals",
    "No timeline for Larkway Gardens' redevelopment",
    "Retail decline (-11.2% establishments) not directly linked to site"
   ],
   "data_quality": "partial",
   "one_line": "Proposed garden apartment redevelopment in Birmingham, AL; not a new opportunity due to existing housing plans. Active residential permits (1,536 units in 2024) and peer projects nearby.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "157a79f7e845"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-6441519814",
     "name": "Brookwood Village",
     "city": "Homewood",
     "status": "unknown",
     "km": 6.3
    },
    {
     "id": "m-34b4969480",
     "name": "Century Plaza",
     "city": "Birmingham",
     "status": "demolished",
     "km": 7.4
    },
    {
     "id": "m-399c275f3d",
     "name": "Eastwood Mall",
     "city": "Birmingham",
     "status": "demolished",
     "km": 7.7
    }
   ],
   "count_10km": 3,
   "count_25km": 5
  },
  "elevation": {
   "elevation_ft": 609.7,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "01073002700",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 0.0,
   "poverty_rate": 37.5455207574654,
   "median_family_income": 57500.0,
   "snap_households": 506.0,
   "pop2010": 3992.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 214208,
    "month": "2026-09",
    "change_1y": 0.015,
    "change_5y": 0.143
   },
   "zori": {
    "latest": 1339,
    "month": "2026-09",
    "change_1y": 0.033,
    "change_5y": 0.207
   },
   "county_fips": "01073",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "01073002701",
   "jobs": 13474,
   "retail_jobs": 505,
   "food_accommodation_jobs": 772,
   "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": "35203",
   "month": "202609",
   "median_listing_price": 335000,
   "median_listing_price_yy": -0.0004,
   "active_listing_count": 40,
   "median_days_on_market": 83,
   "price_reduced_share": 0.0833,
   "pending_ratio": 0.0886,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "01073002700",
   "kfr_p25": 0.3055,
   "jail_p25": 0.0477,
   "kids_count": 505.1523,
   "commuting_zone": "Birmingham",
   "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-cfd077dc8f",
     "name": "Preserve Town Center",
     "city": "Hoover",
     "state": "AL",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in AL",
      "19 km away"
     ]
    },
    {
     "id": "m-34b4969480",
     "name": "Century Plaza",
     "city": "Birmingham",
     "state": "AL",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in AL",
      "7 km away"
     ]
    },
    {
     "id": "m-a5d0ef4da3",
     "name": "The Mall at Westlake",
     "city": "Bessemer",
     "state": "AL",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in AL",
      "21 km away"
     ]
    },
    {
     "id": "n-f343d541cd",
     "name": "Stateway Gardens",
     "city": "Chicago",
     "state": "IL",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-a68b3952d2",
     "name": "Garden Hills Apartments",
     "city": "Atlanta",
     "state": "GA",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-75ade54c49",
     "name": "Trailhead",
     "city": "Issaquah",
     "state": "WA",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Jefferson County",
   "2024": {
    "units_1": 1536,
    "units_2_4": 25,
    "units_5plus": 556,
    "value_total": 657575780
   },
   "2023": {
    "units_1": 1602,
    "units_2_4": 22,
    "units_5plus": 324,
    "value_total": 620518427
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "01073",
   "year": 2025,
   "establishments": 2710,
   "employment": 36769,
   "avg_annual_pay": 42149,
   "lq_employment": 1.01,
   "employment_change_1y": -1.0,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 2802,
    "emp": 39118
   },
   "2023": {
    "estab": 2489,
    "emp": 37386
   },
   "estab_change": -0.112,
   "emp_change": -0.044,
   "county_fips": "01073"
  },
  "schools": {
   "district": "Birmingham City School District",
   "district_geoid": "0100390",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 5,
   "schools": [
    "Engle Day Treatment",
    "Adolescent Day Treatment",
    "Homebound Elementary School",
    "Homebound High School",
    "Phillips Academy"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "01073",
   "years": "2016-2025",
   "events": 310,
   "by_type": {
    "Thunderstorm Wind": 191,
    "Flash Flood": 50,
    "Hail": 46,
    "Tornado": 15,
    "Flood": 4,
    "Lightning": 3,
    "Heavy Rain": 1
   },
   "property_damage_usd": 5107500,
   "deaths_direct": 6,
   "injuries_direct": 50,
   "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": 74819,
   "trucks_aadt": 2244,
   "road": "Montgomery Hwy",
   "class": "freeway or expressway",
   "lanes": 6,
   "segments_600m": 29,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/garden-apartments/al/birmingham-larkway-gardens/",
 "photo": null,
 "provenance": {}
}