{
 "id": "n-b3051eedb8",
 "slug": "wayne-435-devon-park-dr",
 "type": "office-park",
 "name": "435 Devon Park Dr.",
 "aka": [],
 "city": "Wayne",
 "county": "Chester County",
 "state": "PA",
 "country": "US",
 "census_division": 2,
 "lat": 40.07191,
 "lon": -75.41943,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "office",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": 145000,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from propmodo.com, model-extracted, unreviewed: An office park in Wayne, PA, is being converted into 162 apartments with new green space.",
 "strategy": [
  "regreen",
  "reinhabit"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "under construction",
 "year_retrofit": 2024,
 "developer": "E. Kahn Development",
 "architect": null,
 "after_notes": "162 apartments across the existing two-story buildings. Three acres of surface lot to be replaced with new green space.",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "yes (zoning amendment)",
 "public_subsidy": "no",
 "entitlement_year": null,
 "planning_notes": "Approved by Township officials.",
 "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": "42029",
 "opp_score": 15.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county grew 4.6% 2018\u201323",
  "median rent $1,691",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "era-retrofit-2020s",
   "name": "Retrofit 2020s",
   "grp": "era",
   "evidence": "2024",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "under construction",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "finance-sold-2020s",
   "name": "Sold since 2020",
   "grp": "finance",
   "evidence": "2024 Eli Kahn and his partners",
   "origin": "research-deals"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "116,941 on SR 0202 SH",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-10%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,242/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "SR 0202 SH",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "yes (zoning amendment)",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-regreen",
   "name": "Regreened",
   "grp": "strategy",
   "evidence": "162 apartments across the existing two-story buildings. Three acres of surface lot to be replaced with new green space.",
   "origin": "record"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "162 apartments across the existing two-story buildings. Three acres of surface lot to be replaced with new green space.",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "162 apartments across the existing two-story buildings. Three acres of sur",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "ildings. Three acres of surface lot to be replaced with new green space. Approved by Township officials.",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8135,
   "site_id": "n-b3051eedb8",
   "url": "https://propmodo.com/playbook/why-suburban-office-to-residential-conversions-are-starting-to-work/",
   "title": "Why Suburban Office-to-Residential Conversions Are Starting to Work",
   "publisher": "propmodo.com",
   "date": null,
   "quote": "435 Devon Park Dr.",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8136,
   "site_id": "n-b3051eedb8",
   "url": "https://propmodo.com/playbook/why-suburban-office-to-residential-conversions-are-starting-to-work/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "paying $10.2 million for a half-empty eight-building campus in late 2024",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8137,
   "site_id": "n-b3051eedb8",
   "url": "https://propmodo.com/playbook/why-suburban-office-to-residential-conversions-are-starting-to-work/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "full buildout by 2027",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "E. Kahn Development",
   "kind": "developer",
   "role": "developer",
   "year_from": 2024,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 4930,
   "site_id": "n-b3051eedb8",
   "date": null,
   "year": 2024,
   "kind": "note",
   "detail": "Property purchased for $10.2 million",
   "share": null,
   "source_id": 8136,
   "verified": "draft"
  },
  {
   "id": 4932,
   "site_id": "n-b3051eedb8",
   "date": null,
   "year": 2024,
   "kind": "retrofit",
   "detail": "Retrofit: regreen, reinhabit",
   "share": null,
   "source_id": null,
   "verified": "draft"
  },
  {
   "id": 4931,
   "site_id": "n-b3051eedb8",
   "date": null,
   "year": 2027,
   "kind": "note",
   "detail": "Full buildout expected",
   "share": null,
   "source_id": 8137,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [
  {
   "id": 487,
   "site_id": "n-b3051eedb8",
   "kind": "sale",
   "date": null,
   "year": 2024,
   "price": 10200000.0,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Eli Kahn and his partners",
   "seller": null,
   "broker": null,
   "lender": null,
   "loan_amount": null,
   "loan_maturity": null,
   "loan_status": null,
   "asking_price": null,
   "listing_url": null,
   "status": null,
   "notes": null,
   "source_url": "https://propmodo.com/playbook/why-suburban-office-to-residential-conversions-are-starting-to-work/",
   "source_title": null,
   "source_date": null,
   "quote": "paying $10.2 million for a half-empty eight-building campus in late 2024",
   "verified": "draft",
   "retrieved": "2026-10-18"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "435 Devon Park Dr. (Wayne, PA) is under construction as a housing conversion (162 apartments) of an existing 145,000 sq ft office park. Developer E. Kahn Development purchased the site for $10.2M in 2024. Zoning was amended (approved by township officials). Three acres of surface parking will be replaced with green space. ",
   "why": "Project is active (under construction, approved, and sold), aligning with 'reinhabit' strategy. Chester County housing market shows growth (4.6% 2018-23, median rent $1,691). No public subsidy. ",
   "where_it_stands": "Status: under construction (2024 retrofit). Full buildout expected 2027. Verified as 'draft' (not fully confirmed). ",
   "for_a_planner": [
    "Zoning change approved",
    "Green space replaces parking",
    "162 units across two existing buildings"
   ],
   "for_a_developer": [
    "$10.2M purchase price",
    "145,000 sq ft GLA",
    "Peer projects: 6 similar 'reinhabit' conversions in PA/CT (e.g., Exton Square Mall, Lyndon at the Curtis)"
   ],
   "risks_and_unknowns": [
    "Verified status: draft",
    "No public subsidy",
    "No details on construction timeline beyond 2027 buildout"
   ],
   "data_quality": "good",
   "one_line": "Active housing conversion of office park (162 units) under construction; zoning approved, no subsidy; 145k sq ft GLA; peer projects in PA/CT.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "41d680a87cdc"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-5e23cc44f6",
     "name": "Parkview at Chesterbrook",
     "city": "Chesterbrook",
     "status": "built",
     "km": 3.4
    },
    {
     "id": "n-c56da653fe",
     "name": "Newtown Square Corporate Campus",
     "city": "Newtown Square",
     "status": "proposed",
     "km": 9.6
    }
   ],
   "count_10km": 2,
   "count_25km": 8
  },
  "elevation": {
   "elevation_ft": 214.5,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "42029300108",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 1.81322430455407,
   "poverty_rate": 4.80427046263345,
   "median_family_income": 159522.0,
   "snap_households": 11.0,
   "pop2010": 6235.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 579006,
    "month": "2026-09",
    "change_1y": 0.029,
    "change_5y": 0.325
   },
   "zori": {
    "latest": 2242,
    "month": "2026-09",
    "change_1y": 0.035,
    "change_5y": 0.243
   },
   "county_fips": "42029",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "42029300108",
   "jobs": 6093,
   "retail_jobs": 658,
   "food_accommodation_jobs": 125,
   "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": "19087",
   "month": "202609",
   "median_listing_price": 662500,
   "median_listing_price_yy": -0.2787,
   "active_listing_count": 48,
   "median_days_on_market": 30,
   "price_reduced_share": 0.1681,
   "pending_ratio": 0.7158,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "42029300108",
   "kfr_p25": 0.5354,
   "jail_p25": 0.0183,
   "kids_count": 200.9039,
   "commuting_zone": "Philadelphia",
   "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-e82eb88122",
     "name": "Exton Square Mall",
     "city": "Exton",
     "state": "PA",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in PA",
      "18 km away"
     ]
    },
    {
     "id": "m-dbf9b78307",
     "name": "Barstow Mall",
     "city": "Barstow",
     "state": "CA",
     "score": 5.5,
     "why": [
      "similar GLA (144,600 sq ft)",
      "same strategy: reinhabit"
     ]
    },
    {
     "id": "n-662d79a86c",
     "name": "Lyndon at the Curtis",
     "city": "Philadelphia",
     "state": "PA",
     "score": 5.5,
     "why": [
      "same strategy: reinhabit",
      "also in PA",
      "25 km away"
     ]
    },
    {
     "id": "m-59f54a644e",
     "name": "Chapel Square Mall",
     "city": "New Haven",
     "state": "CT",
     "score": 5.0,
     "why": [
      "similar GLA (165,000 sq ft)",
      "same strategy: reinhabit"
     ]
    },
    {
     "id": "n-56bef9cc44",
     "name": "Former Budd Co. plant",
     "city": "Philadelphia",
     "state": "PA",
     "score": 5.0,
     "why": [
      "same strategy: reinhabit",
      "also in PA",
      "25 km away"
     ]
    },
    {
     "id": "n-68b77a79c1",
     "name": "Frances E. Willard School",
     "city": "Philadelphia",
     "state": "PA",
     "score": 5.0,
     "why": [
      "same strategy: reinhabit",
      "also in PA",
      "27 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Chester County",
   "2024": {
    "units_1": 1187,
    "units_2_4": 27,
    "units_5plus": 315,
    "value_total": 442627398
   },
   "2023": {
    "units_1": 1112,
    "units_2_4": 22,
    "units_5plus": 161,
    "value_total": 376441097
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "42029",
   "year": 2025,
   "establishments": 1319,
   "employment": 23784,
   "avg_annual_pay": 46815,
   "lq_employment": 0.95,
   "employment_change_1y": -0.5,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 1511,
    "emp": 27530
   },
   "2023": {
    "estab": 1353,
    "emp": 27318
   },
   "estab_change": -0.105,
   "emp_change": -0.008,
   "county_fips": "42029"
  },
  "schools": {
   "district": "Tredyffrin-Easttown School District",
   "district_geoid": "4223640",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 1,
   "schools": [
    "New Eagle El Sch"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "42029",
   "years": "2016-2025",
   "events": 685,
   "by_type": {
    "Thunderstorm Wind": 477,
    "Flash Flood": 149,
    "Hail": 24,
    "Flood": 15,
    "Heavy Rain": 13,
    "Lightning": 3,
    "Tornado": 2,
    "Funnel Cloud": 2
   },
   "property_damage_usd": 41429010,
   "deaths_direct": 2,
   "injuries_direct": 1,
   "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": 116941,
   "trucks_aadt": 8188,
   "road": "SR 0202 SH",
   "class": "freeway or expressway",
   "lanes": 7,
   "segments_600m": 38,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/pa/wayne-435-devon-park-dr/",
 "photo": null,
 "provenance": {
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "year_retrofit": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction",
  "public_subsidy": "newtypes-extraction"
 }
}