{
 "id": "n-2eeb1601b2",
 "slug": "brookhaven-ashford-green-office-park",
 "type": "office-park",
 "name": "Ashford Green Office Park",
 "aka": [],
 "city": "Brookhaven",
 "county": "DeKalb County",
 "state": "GA",
 "country": "US",
 "census_division": 5,
 "lat": 33.91457,
 "lon": -84.33638,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "office complex",
 "year_opened": null,
 "year_closed": null,
 "acres": 5.0,
 "gla_sqft": 268000,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from hoodline.com, model-extracted, unreviewed: The Ashford Green office park, a 268,000-square-foot office complex on roughly five acres, is approved for redevelopment into 320 apartments, retail, and coworking space.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "office",
  "retail"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": null,
 "developer": "Woodfield Development",
 "architect": "Dwell Design Studio",
 "after_notes": null,
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "approved",
 "public_subsidy": null,
 "entitlement_year": 2026,
 "planning_notes": "Approved by Brookhaven City Council.",
 "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": "approved",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "14 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "246,000 on Interstate 285;",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "Interstate 285;",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "scale-small-site",
   "name": "Under 20 acres",
   "grp": "scale",
   "evidence": "5 acres",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 7304,
   "site_id": "n-2eeb1601b2",
   "url": "https://hoodline.com/2026/08/brookhaven-approves-320-apartments-at-ashford-green-office-park-near-i-285/",
   "title": "Brookhaven Approves 320 Apartments at Ashford Green",
   "publisher": "hoodline.com",
   "date": null,
   "quote": "Ashford Green Office Park",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Woodfield Development",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Ashford Green Office Park (5 acres, 268k sqft GLA) in Brookhaven, GA, has zoning approved for redevelopment into housing/office/retail (status: approved, entitlement year 2026). Woodfield Development is the lead developer. The site is part of a cluster of 14 nearby projects within 10km, including 3 approved office parks (e.g., Park Center campus, Corporate Square). Median rent in the area is $1,591. Housing is explicitly noted in the redevelopment strategy. ",
   "why": "Zoning change approved, developer confirmed, housing strategy aligned with market (median rent data), and context of active nearby redevelopment. ",
   "where_it_stands": "Approved for redevelopment; no construction start date or current phase specified. ",
   "for_a_planner": [
    "Zoning change approved for mixed-use (housing/office/retail) in 2026. ",
    "14 nearby projects within 10km, including 3 approved office redevelopments. ",
    "Median rent ($1,591) supports housing strategy. "
   ],
   "for_a_developer": [
    "Developer confirmed (Woodfield), zoning approved. ",
    "Housing strategy validated by median rent data. ",
    "No yield metrics (value_per_acre, parcel_value_total) available. ",
    "Construction timeline unknown; only 'approved' status noted. "
   ],
   "risks_and_unknowns": [
    "No construction start date or current development phase. ",
    "Yield metrics (value_per_acre, parcel_value_total) are null. ",
    "No current permit activity data beyond 2023\u20132024. "
   ],
   "data_quality": "good",
   "one_line": "Approved 2026 zoning change for housing/office/retail redevelopment; 5-acre site in Brookhaven with median rent $1,591, developer confirmed, no construction timeline or yield data available.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "3fd0d3d633f3"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-e2ce872f4e",
     "name": "Park Center Building Four",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 1.0
    },
    {
     "id": "n-011c51cf36",
     "name": "100 Ashford Center North",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 2.9
    },
    {
     "id": "n-112e245141",
     "name": "Park Center campus",
     "city": "Dunwoody",
     "status": "approved",
     "km": 3.5
    },
    {
     "id": "n-58304f9fc1",
     "name": "High Street",
     "city": "Dunwoody",
     "status": "partial",
     "km": 3.5
    },
    {
     "id": "n-3d9a958c35",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "approved",
     "km": 4.0
    },
    {
     "id": "n-85248afe9f",
     "name": "Bishop",
     "city": "Sandy Springs",
     "status": "built",
     "km": 4.0
    },
    {
     "id": "n-e2e5bec656",
     "name": "Embassy Row",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 4.0
    },
    {
     "id": "n-e4f471a16c",
     "name": "Embassy Row 100",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 4.0
    },
    {
     "id": "n-015f5a8a09",
     "name": "1800 Century Blvd.",
     "city": "Chamblee",
     "status": "demolished",
     "km": 4.3
    },
    {
     "id": "m-6b182abdf8",
     "name": "Lotus Grove",
     "city": "Doraville",
     "status": "proposed",
     "km": 6.1
    },
    {
     "id": "m-0828e55f1a",
     "name": "Buford Clairmont Mall",
     "city": "Chamblee",
     "status": "built",
     "km": 6.2
    },
    {
     "id": "n-199007e67b",
     "name": "Corporate Square",
     "city": "Brookhaven",
     "status": "approved",
     "km": 6.2
    }
   ],
   "count_10km": 14,
   "count_25km": 69
  },
  "elevation": {
   "elevation_ft": 1048.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "13089021202",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 6.1937854297078,
   "poverty_rate": 3.20551590661667,
   "median_family_income": 155244.0,
   "snap_households": 51.0,
   "pop2010": 6745.0,
   "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": "13089021219",
   "jobs": 9487,
   "retail_jobs": 265,
   "food_accommodation_jobs": 114,
   "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": "30319",
   "month": "202609",
   "median_listing_price": 685000,
   "median_listing_price_yy": 0.0539,
   "active_listing_count": 225,
   "median_days_on_market": 57,
   "price_reduced_share": 0.1813,
   "pending_ratio": 0.2428,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "13089021202",
   "kfr_p25": 0.4753,
   "jail_p25": 0.0156,
   "kids_count": 122.3921,
   "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-199007e67b",
     "name": "Corporate Square",
     "city": "Brookhaven",
     "state": "GA",
     "score": 8.5,
     "why": [
      "similar GLA (296,078 sq ft)",
      "same strategy: redevelop",
      "also in GA"
     ]
    },
    {
     "id": "n-a5d3cb00f4",
     "name": "Brookside Office Park",
     "city": "Alpharetta",
     "state": "GA",
     "score": 8.5,
     "why": [
      "similar GLA (266,000 sq ft)",
      "same strategy: redevelop",
      "also in GA"
     ]
    },
    {
     "id": "n-f195f346dd",
     "name": "Morris Road development",
     "city": "Alpharetta",
     "state": "GA",
     "score": 8.5,
     "why": [
      "similar GLA (212,000 sq ft)",
      "same strategy: redevelop",
      "also in GA"
     ]
    },
    {
     "id": "n-4351727346",
     "name": "Azalea Gardens Apartments",
     "city": "Atlanta",
     "state": "GA",
     "score": 8.0,
     "why": [
      "similar size (3.98 acres)",
      "same strategy: redevelop",
      "also in GA"
     ]
    },
    {
     "id": "n-1d50643a7a",
     "name": "Former JCPenney building",
     "city": "Edina",
     "state": "MN",
     "score": 7.5,
     "why": [
      "similar size (5.691 acres)",
      "similar GLA (247,902 sq ft)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-c178253052",
     "name": "D.R. Horton Engineering Drive",
     "city": "Peachtree Corners",
     "state": "GA",
     "score": 7.0,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "12 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": 2,
   "schools": [
    "Montgomery Elementary School",
    "Cary Reynolds Elementary School"
   ],
   "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": 246000,
   "trucks_aadt": 21773,
   "road": "Interstate 285;",
   "class": "Interstate",
   "lanes": 10,
   "segments_600m": 39,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  },
  "yield": {
   "value_per_acre": null,
   "gla_per_acre": 53600,
   "far": 1.23,
   "parcel_value_total": null
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ga/brookhaven-ashford-green-office-park/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}