{
 "id": "n-79c7d319e9",
 "slug": "garland-draper",
 "type": "garden-apartments",
 "name": "Draper",
 "aka": [],
 "city": "Garland",
 "county": "Dallas County",
 "state": "TX",
 "country": "US",
 "census_division": 7,
 "lat": 32.91099,
 "lon": -96.64816,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "vacant former Wyatt Cafeteria",
 "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 garlandtx.gov, model-extracted, unreviewed: The vacant former Wyatt Cafeteria on a 4-acre site at the northwest corner of South Garland Avenue and West Avenue B in Garland, TX is being redeveloped into The Draper, a 155-unit residential complex.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": null,
 "developer": "GroundFloor Development",
 "architect": null,
 "after_notes": "The Draper, a three-story, 155-unit residential complex",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": 2020,
 "planning_notes": "Approved by City of Garland.",
 "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": "48113",
 "opp_score": 5.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,469",
  "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": "owner-llc",
   "name": "Single-purpose entity",
   "grp": "owner",
   "evidence": "GFNT OPPORTUNITY II LP",
   "origin": "county-parcels"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "6,824 units, Dallas County",
   "origin": "census-bps"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "The Draper, a three-story, 155-unit residential complex",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "The Draper, a three-story, 155-unit residential complex Approved by City of Garland.",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8169,
   "site_id": "n-79c7d319e9",
   "url": "http://www.garlandtx.gov/m/newsflash/Home/Detail/1963",
   "title": "$30 Million Residential Redevelopment Project ... - Garland, TX",
   "publisher": "garlandtx.gov",
   "date": null,
   "quote": "The Draper",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "GroundFloor Development",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": "Individual (Name Withheld)",
 "ctx": {
  "assessment": {
   "what_happened": "Redeveloped vacant former Wyatt Cafeteria into 155-unit garden-apartment complex (The Draper) approved by Garland in 2020. Developer: GroundFloor Development. Status: Approved, under construction (per context).",
   "why": "Median rent $1,469 aligns with local housing market (ZORI $1,653). Nearby projects: Richardson Square Mall (6km, under construction) and 11 others within 25km.",
   "where_it_stands": "Project is active (not speculative), but exact completion timeline unknown. Verified status is draft.",
   "for_a_planner": [
    "Approved by city",
    "Nearby housing projects (12 within 25km) indicate market demand"
   ],
   "for_a_developer": [
    "Median rent $1,469 matches ZORI",
    "No new construction data beyond 2024 permits (2024: 5,655 units total)"
   ],
   "risks_and_unknowns": [
    "Construction start/completion date not specified",
    "No occupancy rate or timeline in record"
   ],
   "data_quality": "partial",
   "one_line": "Approved 155-unit residential project (The Draper) on former cafeteria site, active in Garland with median rent $1,469; nearby housing demand confirmed but timeline unknown.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "25f9135535ef"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-de639b7f9f",
     "name": "Richardson Square Mall",
     "city": "Richardson",
     "status": "under construction",
     "km": 5.8
    }
   ],
   "count_10km": 1,
   "count_25km": 12
  },
  "elevation": {
   "elevation_ft": 545.7,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "48113018802",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 18.75,
   "median_family_income": 45395.0,
   "snap_households": 62.0,
   "pop2010": 835.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 304821,
    "month": "2026-09",
    "change_1y": -0.016,
    "change_5y": 0.12
   },
   "zori": {
    "latest": 1653,
    "month": "2026-09",
    "change_1y": 0.014,
    "change_5y": 0.101
   },
   "county_fips": "48113",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "48113018802",
   "jobs": 3070,
   "retail_jobs": 262,
   "food_accommodation_jobs": 356,
   "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": "75040",
   "month": "202609",
   "median_listing_price": 305000,
   "median_listing_price_yy": -0.0151,
   "active_listing_count": 141,
   "median_days_on_market": 57,
   "price_reduced_share": 0.2729,
   "pending_ratio": 0.3167,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "48113018802",
   "kfr_p25": 0.3556,
   "jail_p25": 0.0344,
   "kids_count": 141.42,
   "commuting_zone": "Dallas",
   "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-574db87c6b",
     "name": "Former Sears property at Town East Mall",
     "city": "Mesquite",
     "state": "TX",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "17 km away"
     ]
    },
    {
     "id": "n-a82605cafd",
     "name": "Shops at Willow Bend",
     "city": "Plano",
     "state": "TX",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "12 km away"
     ]
    },
    {
     "id": "m-dbdce98506",
     "name": "Prestonwood Mall",
     "city": "Dallas",
     "state": "TX",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "16 km away"
     ]
    },
    {
     "id": "m-de639b7f9f",
     "name": "Richardson Square Mall",
     "city": "Richardson",
     "state": "TX",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "6 km away"
     ]
    },
    {
     "id": "m-0aa33e0a82",
     "name": "The Shops at Willow Bend",
     "city": "Plano",
     "state": "TX",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "22 km away"
     ]
    },
    {
     "id": "n-096bf18378",
     "name": "Shops at Willow Bend",
     "city": "Plano",
     "state": "TX",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in TX",
      "12 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Dallas County",
   "2024": {
    "units_1": 5655,
    "units_2_4": 232,
    "units_5plus": 6824,
    "value_total": 2501383139
   },
   "2023": {
    "units_1": 5175,
    "units_2_4": 255,
    "units_5plus": 7855,
    "value_total": 2595545747
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "48113",
   "year": 2025,
   "establishments": 8234,
   "employment": 144905,
   "avg_annual_pay": 51455,
   "lq_employment": 0.8,
   "employment_change_1y": -1.9,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 7556,
    "emp": 113954
   },
   "2023": {
    "estab": 7783,
    "emp": 136741
   },
   "estab_change": 0.03,
   "emp_change": 0.2,
   "county_fips": "48113"
  },
  "schools": {
   "district": "Garland Independent School District",
   "district_geoid": "4820340",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 5,
   "schools": [
    "BUSSEY MIDDLE",
    "PATHFINDER ACHIEVEMENT CENTER",
    "FREEMAN EL",
    "GARLAND H S",
    "GOLDEN MEADOWS EL"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "48113",
   "years": "2016-2025",
   "events": 481,
   "by_type": {
    "Hail": 196,
    "Thunderstorm Wind": 140,
    "Flash Flood": 113,
    "Lightning": 12,
    "Tornado": 12,
    "Flood": 8
   },
   "property_damage_usd": 3336586500,
   "deaths_direct": 8,
   "injuries_direct": 15,
   "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"
  }
 },
 "parcels": [
  {
   "id": 543,
   "site_id": "n-79c7d319e9",
   "pin": "",
   "owner": "Individual (name withheld)",
   "owner_addr": null,
   "acres": null,
   "land_use": "Commercial",
   "zoning": null,
   "assessed": 12434970.0,
   "appraised": null,
   "taxable": null,
   "tax_amount": null,
   "sale_date": null,
   "sale_price": null,
   "deed_ref": null,
   "county_fips": "48113",
   "source_url": "https://maps.dcad.org/prdwa/rest/services/Property/ParcelQuery/MapServer/4",
   "retrieved": "2026-10-21"
  },
  {
   "id": 544,
   "site_id": "n-79c7d319e9",
   "pin": "",
   "owner": "Individual (name withheld)",
   "owner_addr": null,
   "acres": null,
   "land_use": "Commercial",
   "zoning": null,
   "assessed": 11298470.0,
   "appraised": null,
   "taxable": null,
   "tax_amount": null,
   "sale_date": null,
   "sale_price": null,
   "deed_ref": null,
   "county_fips": "48113",
   "source_url": "https://maps.dcad.org/prdwa/rest/services/Property/ParcelQuery/MapServer/4",
   "retrieved": "2026-10-21"
  },
  {
   "id": 545,
   "site_id": "n-79c7d319e9",
   "pin": "",
   "owner": "Individual (name withheld)",
   "owner_addr": null,
   "acres": null,
   "land_use": "Commercial",
   "zoning": null,
   "assessed": 339000.0,
   "appraised": null,
   "taxable": null,
   "tax_amount": null,
   "sale_date": null,
   "sale_price": null,
   "deed_ref": null,
   "county_fips": "48113",
   "source_url": "https://maps.dcad.org/prdwa/rest/services/Property/ParcelQuery/MapServer/4",
   "retrieved": "2026-10-21"
  },
  {
   "id": 546,
   "site_id": "n-79c7d319e9",
   "pin": "",
   "owner": "GFNT OPPORTUNITY II LP",
   "owner_addr": null,
   "acres": null,
   "land_use": "Commercial",
   "zoning": null,
   "assessed": 25110000.0,
   "appraised": null,
   "taxable": null,
   "tax_amount": null,
   "sale_date": null,
   "sale_price": null,
   "deed_ref": null,
   "county_fips": "48113",
   "source_url": "https://maps.dcad.org/prdwa/rest/services/Property/ParcelQuery/MapServer/4",
   "retrieved": "2026-10-21"
  }
 ],
 "url": "https://retrofitatlas.org/garden-apartments/tx/garland-draper/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Dallas Central Appraisal District \u00b7 parcel 262625400101R0000",
   "url": "https://www.dallascad.org/AcctDetailCom.aspx?ID=262625400101R0000",
   "why": "the county's own page for this parcel; template verified with real parcel numbers on 2026-10-21",
   "from": "parcel.raw.PARCELID 262625400101R0000",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "Dallas Central Appraisal District \u00b7 parcel 26206550010010000",
   "url": "https://www.dallascad.org/AcctDetailCom.aspx?ID=26206550010010000",
   "why": "the county's own page for this parcel; template verified with real parcel numbers on 2026-10-21",
   "from": "parcel.raw.PARCELID 26206550010010000",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "Dallas Central Appraisal District \u00b7 parcel 65015618210050000",
   "url": "https://www.dallascad.org/AcctDetailCom.aspx?ID=65015618210050000",
   "why": "the county's own page for this parcel; template verified with real parcel numbers on 2026-10-21",
   "from": "parcel.raw.PARCELID 65015618210050000",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "Dallas Central Appraisal District \u00b7 parcel 26141900010020000",
   "url": "https://www.dallascad.org/AcctDetailCom.aspx?ID=26141900010020000",
   "why": "the county's own page for this parcel; template verified with real parcel numbers on 2026-10-21",
   "from": "parcel.raw.PARCELID 26141900010020000",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "Dallas County (48113) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US48113",
   "why": "the county's Census profile",
   "from": "site.county_fips 48113",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=32.91099%2C-96.64816",
   "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=32.91099&p_long=-96.64816&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%2C32.91099%2C-96.64816&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=32.91099%2C-96.64816",
   "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=32.91099%2C-96.64816",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=32.91099~-96.64816&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=32.91099,-96.64816&z=17&q=Draper",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=32.91099&mlon=-96.64816#map=17/32.91099/-96.64816",
   "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=32.91099/lng=-96.64816",
   "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#17/32.91099/-96.64816",
   "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=-96.64816,32.91099&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Garland, TX",
   "url": "https://www.loopnet.com/search/commercial-real-estate/garland-tx/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: \u201cDraper\u201d",
   "url": "https://news.google.com/search?q=%22Draper%22+Garland",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cDraper\u201d",
   "url": "https://www.bing.com/news/search?q=%22Draper%22+Garland",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "planning",
   "label": "Garland, Texas on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Garland,_Texas",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}