{
 "id": "n-2d940d05bc",
 "slug": "pelham-163-wolfs-lane",
 "type": "gas-station",
 "name": "163 Wolfs Lane",
 "aka": [],
 "city": "Pelham",
 "county": "Westchester County",
 "state": "NY",
 "country": "US",
 "census_division": 2,
 "lat": 40.90641,
 "lon": -73.81159,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "abandoned gasoline filling station",
 "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 pelhamny.gov, model-extracted, unreviewed: An abandoned gasoline filling station at 163 Wolfs Lane in Pelham, NY is proposed for redevelopment with ground-floor retail and upper-floor residential uses.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "The ground floor retail and upper floor residential uses would complement adjacent uses, including the Pelham Picture House, as well as Woodland Park across the street.",
 "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": "36119",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,876",
  "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": "98,599 on Hutchinson Riv Pkwy",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-12%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$3,097/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "Hutchinson Riv Pkwy",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "The ground floor retail and upper floor residential uses would complement adjacent uses, including the Pelham Picture House, as well as Woodland Park across the street.",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "The ground floor retail and upper floor residential uses would complement adjacent uses, including the Pelham P",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "es, including the Pelham Picture House, as well as Woodland Park across the street.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "The ground floor retail and upper floor residential uses would complement adjacent ",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7655,
   "site_id": "n-2d940d05bc",
   "url": "https://www.pelhamny.gov/214/163-Wolfs-Lane-Proposed-Development",
   "title": "163 Wolfs Lane Proposed Development | Pelham, NY",
   "publisher": "pelhamny.gov",
   "date": null,
   "quote": "163 Wolfs Lane",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Former gas station at 163 Wolfs Lane (Pelham, NY) proposed for housing/retail redevelopment. Status: proposed. Adjacent to Pelham Picture House and Woodland Park. Median rent $1,876. Housing market ZHVI $877,732 (2026-09).",
   "why": "Opp_score 10.0: already in development pipeline (per 'opp_reasons'), housing in record, median rent data. Traffic: 98,599 ADT on nearby freeway (Hutchinson River Pkwy).",
   "where_it_stands": "Status 'proposed' with no approval timeline. Verified as 'draft' (unconfirmed). No parcel size or zoning details provided. Peer comparisons (6.0 score) are distant redevelopments in NYC (22-31km).",
   "for_a_planner": [
    "Adjacent uses (theater/park) noted as complementary.",
    "Traffic volume supports retail viability but no demand data provided."
   ],
   "for_a_developer": [
    "Market data (rent, ZHVI) supports housing feasibility.",
    "No current permits or construction status disclosed; 'proposed' status lacks timeline."
   ],
   "risks_and_unknowns": [
    "Status: 'proposed' not approved/sold. Verified: 'draft' (unconfirmed).",
    "No parcel size, zoning, or construction timeline in record.",
    "Peer comparisons irrelevant (distant NYC sites)."
   ],
   "data_quality": "partial",
   "one_line": "Proposed housing/retail on former gas station; market data supports feasibility but status unconfirmed.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "1ee327e80e33"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-bae12c6662",
     "name": "New Rochelle Mall",
     "city": "New Rochelle",
     "status": "demolished",
     "km": 2.7
    },
    {
     "id": "n-44ac7dd18c",
     "name": "Cross County Center",
     "city": "Yonkers",
     "status": "operating",
     "km": 4.3
    },
    {
     "id": "n-89a9ed0d39",
     "name": "Cottage Place Gardens",
     "city": "Yonkers",
     "status": "demolished",
     "km": 8.0
    }
   ],
   "count_10km": 3,
   "count_25km": 27
  },
  "elevation": {
   "elevation_ft": 34.9,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "36119005400",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 2.50447227191413,
   "median_family_income": 250001.0,
   "snap_households": 21.0,
   "pop2010": 1829.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 877732,
    "month": "2026-09",
    "change_1y": 0.078,
    "change_5y": 0.312
   },
   "zori": {
    "latest": 3097,
    "month": "2026-09",
    "change_1y": 0.05,
    "change_5y": 0.272
   },
   "county_fips": "36119",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "36119005400",
   "jobs": 696,
   "retail_jobs": 31,
   "food_accommodation_jobs": 77,
   "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": "10803",
   "month": "202609",
   "median_listing_price": 1025499,
   "median_listing_price_yy": -0.2658,
   "active_listing_count": 14,
   "median_days_on_market": 52,
   "price_reduced_share": 0.0,
   "pending_ratio": 0.2143,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "36119005400",
   "kfr_p25": 0.5216,
   "jail_p25": -0.0062,
   "kids_count": 43.9393,
   "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-4f6cdedcbb",
     "name": "Red Hook Grain Terminal",
     "city": "Brooklyn",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "31 km away"
     ]
    },
    {
     "id": "n-f953f8fb88",
     "name": "5 Times Square",
     "city": "New York",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "22 km away"
     ]
    },
    {
     "id": "n-752e901e74",
     "name": "111 Wall St.",
     "city": "New York",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "28 km away"
     ]
    },
    {
     "id": "n-b34f2ea603",
     "name": "Flatiron Building",
     "city": "New York",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "27 km away"
     ]
    },
    {
     "id": "n-218d9b33c8",
     "name": "Atlantic Plaza",
     "city": "Brooklyn",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "27 km away"
     ]
    },
    {
     "id": "n-8c831e18de",
     "name": "Industry City",
     "city": "Brooklyn",
     "state": "NY",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in NY",
      "30 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Westchester County",
   "2024": {
    "units_1": 268,
    "units_2_4": 18,
    "units_5plus": 1306,
    "value_total": 507002497
   },
   "2023": {
    "units_1": 296,
    "units_2_4": 24,
    "units_5plus": 1158,
    "value_total": 427316993
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "36119",
   "year": 2025,
   "establishments": 3203,
   "employment": 44355,
   "avg_annual_pay": 51116,
   "lq_employment": 1.04,
   "employment_change_1y": -4.0,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 3804,
    "emp": 48450
   },
   "2023": {
    "estab": 3331,
    "emp": 45354
   },
   "estab_change": -0.124,
   "emp_change": -0.064,
   "county_fips": "36119"
  },
  "schools": {
   "district": "Pelham Union Free School District",
   "district_geoid": "3622680",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 9,
   "schools": [
    "GRAHAM SCHOOL",
    "MOUNT VERNON HONOR ACADEMY",
    "EDWARD WILLIAMS SCHOOL",
    "COLUMBUS ELEMENTARY SCHOOL",
    "COLONIAL SCHOOL",
    "HUTCHINSON SCHOOL"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "36119",
   "years": "2016-2025",
   "events": 264,
   "by_type": {
    "Flash Flood": 122,
    "Thunderstorm Wind": 120,
    "Hail": 16,
    "Flood": 4,
    "Tornado": 1,
    "Lightning": 1
   },
   "property_damage_usd": 93093950,
   "deaths_direct": 5,
   "injuries_direct": 1,
   "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": 98599,
   "trucks_aadt": 3936,
   "road": "Hutchinson Riv Pkwy",
   "class": "freeway or expressway",
   "lanes": 4,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/gas-stations/ny/pelham-163-wolfs-lane/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction"
 }
}