{
 "id": "n-a655b003ed",
 "slug": "washington-1313-l-st",
 "type": "office-park",
 "name": "1313 L St.",
 "aka": [],
 "city": "Washington",
 "county": "District of Columbia",
 "state": "DC",
 "country": "US",
 "census_division": 5,
 "lat": 38.87749,
 "lon": -76.98803,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "office building",
 "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 npr.org, model-extracted, unreviewed: 1313 L St. in Washington, D.C., was formerly an office building and is being converted into apartments by Hickok Cole, with completion expected by the end of this year.",
 "strategy": [
  "reinhabit"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "under construction",
 "year_retrofit": null,
 "developer": null,
 "architect": "Hickok Cole",
 "after_notes": "newly finished apartments",
 "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": "under construction",
   "origin": "record"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "25 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "153,024 on INTERSTATE 695 I BN",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,484/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "INTERSTATE 695 I BN",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-1.8%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "newly finished apartments",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "newly finished apartments",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7931,
   "site_id": "n-a655b003ed",
   "url": "https://www.npr.org/2023/07/24/1189403058/downtown-real-estate-housing-offices",
   "title": "Turning offices into apartments could help save downtowns, but it's ...",
   "publisher": "npr.org",
   "date": null,
   "quote": "1313 L St.",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [
  {
   "name": "National Association for the Education of Young Children",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "1313 L St. in Washington, DC, is an under-construction office-park site converting from an office building to housing. The strategy is 'reinhabit' with new housing use. The record notes it's 'already in play' (under construction, approved, or sold with housing plans), and median rent is $1,900. Housing market data shows ZHVI $567,289 (down 0.7% YoY) and ZORI $2,484 (up 1% YoY). Peer projects like Wray (5 km away) and CityHouse Old Town (10 km) share the 'reinhabit' strategy. Permits show 1,506 housing units planned for 2024. The site is within a cluster of 25 projects within 10km, including demolished malls and proposed housing. Status is 'under construction' despite 'after_notes' stating 'newly finished apartments'\u2014this contradiction is unexplained in the record.",
   "why": "Assessment strictly uses provided data; no external knowledge added. Contradiction in status noted per record.",
   "where_it_stands": "Active housing conversion in progress, aligned with local market trends and peer projects.",
   "for_a_planner": [
    "Status: under construction (not finished)"
   ],
   "for_a_developer": [
    "Housing market data: ZORI $2,484 (up 1% YoY), 1,506 units planned in 2024"
   ],
   "risks_and_unknowns": [
    "Contradiction: 'under construction' vs. 'newly finished apartments' in notes; no resolution provided."
   ],
   "data_quality": "partial",
   "one_line": "Office-to-housing conversion under construction in DC, with housing market data and peer alignment.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "b29dbc655429"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-0d862e5e2b",
     "name": "Waterfront Mall",
     "city": "Washington",
     "status": "built",
     "km": 2.6
    },
    {
     "id": "m-eabc34f289",
     "name": "Center Market, Washington, D.C.",
     "city": "Washington",
     "status": "demolished",
     "km": 3.5
    },
    {
     "id": "m-0cf5bb5f60",
     "name": "Old Post Office Pavilion",
     "city": "Washington",
     "status": "unknown",
     "km": 3.9
    },
    {
     "id": "m-a71295f38f",
     "name": "Northern Liberty Market",
     "city": "Washington",
     "status": "operating",
     "km": 3.9
    },
    {
     "id": "m-b1169fce65",
     "name": "The Shops at National Place",
     "city": "Washington",
     "status": "operating",
     "km": 4.3
    },
    {
     "id": "n-2024ea7b0e",
     "name": "Greenleaf Gardens",
     "city": "Washington",
     "status": "proposed",
     "km": 4.6
    },
    {
     "id": "n-4c553b640a",
     "name": "Kelly Miller Walk-Ups",
     "city": "Washington",
     "status": "proposed",
     "km": 4.6
    },
    {
     "id": "n-4d7965e3dc",
     "name": "Wray",
     "city": "Washington",
     "status": "built",
     "km": 4.6
    },
    {
     "id": "n-55b1bd0387",
     "name": "Greenleaf Additions",
     "city": "Washington",
     "status": "proposed",
     "km": 4.6
    },
    {
     "id": "n-97a6573eda",
     "name": "Rock Creek Park Golf",
     "city": "Washington",
     "status": "proposed",
     "km": 4.6
    },
    {
     "id": "n-c523548ed2",
     "name": "Woodland Terrace",
     "city": "Washington",
     "status": "proposed",
     "km": 4.6
    },
    {
     "id": "n-e47203ccfa",
     "name": "Fort Dupont Additions",
     "city": "Washington",
     "status": "proposed",
     "km": 4.6
    }
   ],
   "count_10km": 25,
   "count_25km": 49
  },
  "elevation": {
   "elevation_ft": 38.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "11001007100",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 37.968892955169295,
   "median_family_income": 41780.0,
   "snap_households": 400.0,
   "pop2010": 2911.0,
   "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": "11001007100",
   "jobs": 1857,
   "retail_jobs": 27,
   "food_accommodation_jobs": 189,
   "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": "20003",
   "month": "202609",
   "median_listing_price": 638750,
   "median_listing_price_yy": -0.1477,
   "active_listing_count": 155,
   "median_days_on_market": 59,
   "price_reduced_share": 0.1871,
   "pending_ratio": 0.1613,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "11001007100",
   "kfr_p25": 0.3289,
   "jail_p25": 0.0545,
   "kids_count": 802.1503,
   "commuting_zone": "Washington DC",
   "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-d3ca746d44",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "10 km away"
     ]
    },
    {
     "id": "n-7a3a3bbbbc",
     "name": "CityHouse Old Town",
     "city": "Alexandria",
     "state": "VA",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "10 km away"
     ]
    },
    {
     "id": "n-4d7965e3dc",
     "name": "Wray",
     "city": "Washington",
     "state": "DC",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in DC",
      "5 km away"
     ]
    },
    {
     "id": "n-bfcd62e4bf",
     "name": "Park+Ford",
     "city": "Alexandria",
     "state": "VA",
     "score": 4.5,
     "why": [
      "same strategy: reinhabit",
      "10 km away"
     ]
    },
    {
     "id": "n-4ccb4c0d4c",
     "name": "Foundry",
     "city": "Alexandria",
     "state": "VA",
     "score": 4.5,
     "why": [
      "same strategy: reinhabit",
      "10 km away"
     ]
    },
    {
     "id": "n-d8eb4d1af7",
     "name": "732 N. Washington St.",
     "city": "Alexandria",
     "state": "VA",
     "score": 4.5,
     "why": [
      "same strategy: reinhabit",
      "9 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": 18,
   "schools": [
    "Friendship PCS - Chamberlain Elementary",
    "Friendship PCS - Chamberlain Middle",
    "Maya Angelou PCS - Academy at DC Jail",
    "Watkins ES (Capitol Hill Cluster)",
    "Tyler ES",
    "Anacostia HS"
   ],
   "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": 153024,
   "trucks_aadt": 3794,
   "road": "INTERSTATE 695 I BN",
   "class": "Interstate",
   "lanes": 8,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/dc/washington-1313-l-st/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction"
 }
}