{
 "id": "n-4c553b640a",
 "slug": "washington-kelly-miller-walk-ups",
 "type": "garden-apartments",
 "name": "Kelly Miller Walk-Ups",
 "aka": [],
 "city": "Washington",
 "county": "District of Columbia",
 "state": "DC",
 "country": "US",
 "census_division": 5,
 "lat": 38.8951,
 "lon": -77.03638,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "public housing",
 "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 dcist.com, model-extracted, unreviewed: Kelly Miller Walk-Ups, a public housing garden-apartments complex in Washington, DC, is proposed to be completely torn down and rebuilt as housing.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "completely torn down and rebuilt",
 "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": "11001",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,900",
  "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": "29 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,484/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-1.8%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "completely torn down and rebuilt",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7628,
   "site_id": "n-4c553b640a",
   "url": "https://dcist.com/story/19/07/03/the-d-c-housing-authority-proposes-plan-to-completely-demolish-or-gut-ten-public-housing-properties/",
   "title": "D.C. Housing Authority Proposes To Completely Demolish Or Gut ...",
   "publisher": "dcist.com",
   "date": null,
   "quote": "Kelly Miller Walk-Ups",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed redevelopment of former public housing into garden-apartments. Site will be completely torn down and rebuilt as new housing. Status: proposed.",
   "why": "High opportunity score (10.0) based on: median rent $1,900, housing use in record, and being 'already in play' (under construction/approved/sold to developer with housing plans).",
   "where_it_stands": "Within cluster of 29 nearby projects (10km radius), including 6 similar redevelopments (0-2km away) all marked 'proposed' or 'built'. Nearest operating retail: The Shops at National Place (0.5km).",
   "for_a_planner": [
    "No address or parcel details provided",
    "No timeline for approval or construction",
    "No specific developer named",
    "Housing market shows ZHVI $567k (down 0.7% YoY), ZORI $2,484/month (up 1% YoY)."
   ],
   "for_a_developer": [
    "Competitive peer group: 6 similar projects within 2km all using 'redevelop' strategy",
    "Permits data shows 4,000+ units approved in DC 2023-2024 (not including this project)",
    "No known obstacles noted in record."
   ],
   "risks_and_unknowns": [
    "Status is 'proposed' with no current construction",
    "No details on financing or timeline",
    "No address or exact location within DC provided."
   ],
   "data_quality": "thin",
   "one_line": "Proposed garden-apartment redevelopment of former public housing; high opportunity score due to market rent and peer activity, but no timeline or location specifics in record.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "5e4f4294ee6b"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-2024ea7b0e",
     "name": "Greenleaf Gardens",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-4d7965e3dc",
     "name": "Wray",
     "city": "Washington",
     "status": "built",
     "km": 0.0
    },
    {
     "id": "n-55b1bd0387",
     "name": "Greenleaf Additions",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-97a6573eda",
     "name": "Rock Creek Park Golf",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-c523548ed2",
     "name": "Woodland Terrace",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-e47203ccfa",
     "name": "Fort Dupont Additions",
     "city": "Washington",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "m-b1169fce65",
     "name": "The Shops at National Place",
     "city": "Washington",
     "status": "operating",
     "km": 0.5
    },
    {
     "id": "m-0cf5bb5f60",
     "name": "Old Post Office Pavilion",
     "city": "Washington",
     "status": "unknown",
     "km": 0.8
    },
    {
     "id": "m-eabc34f289",
     "name": "Center Market, Washington, D.C.",
     "city": "Washington",
     "status": "demolished",
     "km": 1.2
    },
    {
     "id": "m-a71295f38f",
     "name": "Northern Liberty Market",
     "city": "Washington",
     "status": "operating",
     "km": 1.8
    },
    {
     "id": "n-5b74a93be1",
     "name": "Valero gas station",
     "city": "Washington",
     "status": "demolished",
     "km": 2.0
    },
    {
     "id": "n-4312052e15",
     "name": "1000 and 1050 Thomas Jefferson Street NW",
     "city": "Washington",
     "status": "proposed",
     "km": 2.3
    }
   ],
   "count_10km": 29,
   "count_25km": 50
  },
  "elevation": {
   "elevation_ft": 23.4,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "11001006202",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 0.0,
   "poverty_rate": 0.0,
   "snap_households": 0.0,
   "pop2010": 33.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 567289,
    "month": "2026-09",
    "change_1y": -0.007,
    "change_5y": -0.096
   },
   "zori": {
    "latest": 2484,
    "month": "2026-09",
    "change_1y": 0.01,
    "change_5y": 0.132
   },
   "county_fips": "11001",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "11001980000",
   "jobs": 58911,
   "retail_jobs": 22,
   "food_accommodation_jobs": 775,
   "year": 2022,
   "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract",
   "retrieved": "2026-10-20"
  },
  "peers": {
   "peers": [
    {
     "id": "n-e47203ccfa",
     "name": "Fort Dupont Additions",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-c523548ed2",
     "name": "Woodland Terrace",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-55b1bd0387",
     "name": "Greenleaf Additions",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-2024ea7b0e",
     "name": "Greenleaf Gardens",
     "city": "Washington",
     "state": "DC",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-97a6573eda",
     "name": "Rock Creek Park Golf",
     "city": "Washington",
     "state": "DC",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "0 km away"
     ]
    },
    {
     "id": "n-4312052e15",
     "name": "1000 and 1050 Thomas Jefferson Street NW",
     "city": "Washington",
     "state": "DC",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in DC",
      "2 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Washington  DC",
   "2024": {
    "units_1": 146,
    "units_2_4": 85,
    "units_5plus": 1506,
    "value_total": 270243222
   },
   "2023": {
    "units_1": 166,
    "units_2_4": 75,
    "units_5plus": 2779,
    "value_total": 427865681
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "11001",
   "year": 2025,
   "establishments": 1969,
   "employment": 0,
   "avg_annual_pay": 0,
   "lq_employment": 0.0,
   "employment_change_1y": 0.0,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 1744,
    "emp": 20420
   },
   "2023": {
    "estab": 1653,
    "emp": 21170
   },
   "estab_change": -0.052,
   "emp_change": 0.037,
   "county_fips": "11001"
  },
  "schools": {
   "district": "District of Columbia Public Schools",
   "district_geoid": "1100030",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 6,
   "schools": [
    "Thomson ES",
    "School Without Walls HS",
    "Thaddeus Stevens Early Learning Center",
    "BASIS DC PCS",
    "Goodwill Excel Center PCS",
    "Girls Global Academy PCS"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "11001",
   "years": "2016-2025",
   "events": 291,
   "by_type": {
    "Thunderstorm Wind": 149,
    "Flood": 60,
    "Flash Flood": 55,
    "Hail": 19,
    "Tornado": 4,
    "Lightning": 3,
    "Excessive Heat": 1
   },
   "property_damage_usd": 29188500,
   "deaths_direct": 3,
   "injuries_direct": 10,
   "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": 29549,
   "trucks_aadt": 585,
   "road": "CONSTITUTION AVE NW",
   "class": "principal arterial",
   "lanes": 5,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/garden-apartments/dc/washington-kelly-miller-walk-ups/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "District of Columbia (11001) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US11001",
   "why": "the county's Census profile",
   "from": "site.county_fips 11001",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=38.8951%2C-77.03638",
   "why": "FEMA Map Service Center search by coordinates: the effective flood zone and panel",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "EPA ECHO facilities within 1 mile",
   "url": "https://echo.epa.gov/facilities/facility-search/results?p_lat=38.8951&p_long=-77.03638&p_radius=1",
   "why": "EPA Enforcement and Compliance History: regulated facilities near the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Wikimedia Commons photos within 500 m",
   "url": "https://commons.wikimedia.org/w/index.php?title=Special:Search&search=nearcoord%3A500m%2C38.8951%2C-77.03638&ns6=1",
   "why": "a Commons geo-search around the point; licences vary by file",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Retrofitting Suburbia (book site)",
   "url": "https://www.retrofittingsuburbia.com/",
   "why": "Ellen Dunham-Jones and June Williamson's book and case studies, the research this database is built on",
   "from": "constant",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Google Maps",
   "url": "https://www.google.com/maps/search/?api=1&query=38.8951%2C-77.03638",
   "why": "the point on Google Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Street View",
   "url": "https://www.google.com/maps/@?api=1&map_action=pano&viewpoint=38.8951%2C-77.03638",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=38.8951~-77.03638&lvl=17",
   "why": "the point on Bing Maps (Bird's eye where available)",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Apple Maps",
   "url": "https://maps.apple.com/?ll=38.8951,-77.03638&z=17&q=Kelly%20Miller%20Walk-Ups",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=38.8951&mlon=-77.03638#map=17/38.8951/-77.03638",
   "why": "the point on OpenStreetMap",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Walk Score at this point",
   "url": "https://www.walkscore.com/score/loc/lat=38.8951/lng=-77.03638",
   "why": "Walk Score's walkability, transit and bike scores for the coordinates",
   "from": "site.lat/lon",
   "rel": "noopener nofollow"
  },
  {
   "group": "place",
   "label": "Transitland map",
   "url": "https://www.transit.land/map#17/38.8951/-77.03638",
   "why": "transit routes and stops from open GTFS feeds around the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "USGS National Map",
   "url": "https://apps.nationalmap.gov/viewer/?center=-77.03638,38.8951&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Washington, DC",
   "url": "https://www.loopnet.com/search/commercial-real-estate/washington-dc/for-sale/",
   "why": "LoopNet's city search (checked in a browser 21 Oct 2026); the site itself may or may not be listed",
   "from": "site.city + state \u2192 search",
   "rel": "noopener nofollow sponsored"
  },
  {
   "group": "news",
   "label": "Google News: \u201cKelly Miller Walk-Ups\u201d",
   "url": "https://news.google.com/search?q=%22Kelly+Miller+Walk-Ups%22+Washington",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cKelly Miller Walk-Ups\u201d",
   "url": "https://www.bing.com/news/search?q=%22Kelly+Miller+Walk-Ups%22+Washington",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Washington, D.C. on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Washington,_D.C.",
   "why": "the city or town's article: government, history, demographics (resolved through a redirect)",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}