{
 "id": "n-55602389cc",
 "slug": "reading-abbey-gardens-office-complex",
 "type": "office-park",
 "name": "Abbey Gardens office complex",
 "aka": [],
 "city": "Reading",
 "county": "Berks County",
 "state": "PA",
 "country": "US",
 "census_division": 2,
 "lat": 40.33534,
 "lon": -75.92795,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "Offices",
 "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 bbc.com, model-extracted, unreviewed: The Abbey Gardens office complex in Reading is approved for conversion into 92 apartments.",
 "strategy": [
  "reinhabit"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "92 apartments, made up of 84 one-bed and eight two-bed flats",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by Reading Borough 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": "42011",
 "opp_score": 5.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county grew 3.2% 2018\u201323",
  "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-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-13%",
   "origin": "census-cbp"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "92 apartments, made up of 84 one-bed and eight two-bed flats",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "92 apartments, made up of 84 one-bed and eight two-bed flats Approved by ",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7964,
   "site_id": "n-55602389cc",
   "url": "https://www.bbc.com/news/articles/c3rp7dyl7edo",
   "title": "Reading office to be transformed into block of nearly 100 flats - BBC",
   "publisher": "bbc.com",
   "date": null,
   "quote": "The Abbey Gardens office complex",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Abbey Gardens office complex in Reading, PA, has planning approval to convert from offices to 92 housing units (84 one-bed, 8 two-bed flats).",
   "why": "Approved by Reading Borough Council. County population grew 3.2% 2018\u20132023. Housing market shows 3.5% annual ZHVI growth (Zillow, 2026).",
   "where_it_stands": "Near two closed malls (Berkshire Mall 3.7km, Fairgrounds Square Mall 5.1km). Active construction underway (2023\u20132024 permits: $77M\u2013$80M value).",
   "for_a_planner": [
    "Nearby mall closures align with housing conversion trend.",
    "Zillow data shows stable housing demand in Berks County (FIPS 42011)."
   ],
   "for_a_developer": [
    "Similar PA projects (Allegheny Center, Exton Square) using 'reinhabit' strategy.",
    "Permits confirm active development phase; no further approvals needed."
   ],
   "risks_and_unknowns": [
    "No timeline for completion provided.",
    "Traffic data (21,336 ADT on Washington St) not linked to project impact."
   ],
   "data_quality": "partial",
   "one_line": "Approved office-to-housing conversion (92 units) in Reading, PA, with active construction and county housing demand support.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "68a325ae02cf"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-58d5845c07",
     "name": "Berkshire Mall",
     "city": "Wyomissing",
     "status": "closed",
     "km": 3.7
    },
    {
     "id": "m-5b117db75b",
     "name": "Fairgrounds Square Mall",
     "city": "Muhlenberg",
     "status": "closed",
     "km": 5.1
    }
   ],
   "count_10km": 2,
   "count_25km": 2
  },
  "elevation": {
   "elevation_ft": 249.0,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "42011000100",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 51.59276797244941,
   "median_family_income": 25357.0,
   "snap_households": 1184.0,
   "pop2010": 5346.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 310918,
    "month": "2026-09",
    "change_1y": 0.035,
    "change_5y": 0.368
   },
   "zori": {
    "latest": 1551,
    "month": "2026-09",
    "change_1y": 0.029,
    "change_5y": 0.304
   },
   "county_fips": "42011",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "42011000100",
   "jobs": 6903,
   "retail_jobs": 159,
   "food_accommodation_jobs": 375,
   "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": "19601",
   "month": "202609",
   "median_listing_price": 188125,
   "median_listing_price_yy": -0.1637,
   "active_listing_count": 33,
   "median_days_on_market": 47,
   "price_reduced_share": 0.2152,
   "pending_ratio": 0.7273,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "42011000100",
   "kfr_p25": 0.3267,
   "jail_p25": 0.0677,
   "kids_count": 1207.3695,
   "commuting_zone": "Reading",
   "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-e41df3b63e",
     "name": "Allegheny Center Mall",
     "city": "Pittsburgh",
     "state": "PA",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit",
      "also in PA"
     ]
    },
    {
     "id": "m-e82eb88122",
     "name": "Exton Square Mall",
     "city": "Exton",
     "state": "PA",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit",
      "also in PA"
     ]
    },
    {
     "id": "m-e60a451b70",
     "name": "Station Mall",
     "city": "Altoona",
     "state": "PA",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit",
      "also in PA"
     ]
    },
    {
     "id": "n-528525f53b",
     "name": "1241 E. Main Street (the former WWE building)",
     "city": "Stamford",
     "state": "CT",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit"
     ]
    },
    {
     "id": "n-82bc71682d",
     "name": "400 Main Street",
     "city": "Stamford",
     "state": "CT",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit"
     ]
    },
    {
     "id": "n-ca8c30b13c",
     "name": "60 Katona Drive",
     "city": "Fairfield",
     "state": "CT",
     "score": 4.0,
     "why": [
      "same strategy: reinhabit"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Berks County",
   "2024": {
    "units_1": 214,
    "units_2_4": 18,
    "units_5plus": 165,
    "value_total": 79690890
   },
   "2023": {
    "units_1": 231,
    "units_2_4": 16,
    "units_5plus": 105,
    "value_total": 77244579
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "42011",
   "year": 2025,
   "establishments": 1084,
   "employment": 18576,
   "avg_annual_pay": 36821,
   "lq_employment": 1.07,
   "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": 1268,
    "emp": 20412
   },
   "2023": {
    "estab": 1099,
    "emp": 20155
   },
   "estab_change": -0.133,
   "emp_change": -0.013,
   "county_fips": "42011"
  },
  "schools": {
   "district": "Reading School District",
   "district_geoid": "4220040",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 9,
   "schools": [
    "Tenth & Penn El Sch",
    "Tyson-Schoener El Sch",
    "Amanda E Stout El Sch",
    "Lauers Park El Sch",
    "Southern MS",
    "Tenth & Green El Sch"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "42011",
   "years": "2016-2025",
   "events": 741,
   "by_type": {
    "Thunderstorm Wind": 521,
    "Flash Flood": 111,
    "Hail": 61,
    "Flood": 18,
    "Heavy Rain": 13,
    "Tornado": 8,
    "Lightning": 6,
    "Funnel Cloud": 3
   },
   "property_damage_usd": 369020,
   "deaths_direct": 2,
   "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": 21336,
   "trucks_aadt": 235,
   "road": "WASHINGTON ST",
   "class": "principal arterial",
   "lanes": 3,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/pa/reading-abbey-gardens-office-complex/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "state": "census-geocoder"
 }
}