{
 "id": "n-bec17acfa3",
 "slug": "merrifield-merrifield-at-dunn-loring-station-apartments-2",
 "type": "garden-apartments",
 "name": "Merrifield at Dunn Loring Station Apartments",
 "aka": [],
 "city": "Merrifield",
 "county": "Fairfax County",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.87414,
 "lon": -77.22749,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "garden apartment complex",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": "Malkin Properties",
 "original_architect": null,
 "before_notes": "Draft from pcrehomes.com, model-extracted, unreviewed: The Merrifield at Dunn Loring Station Apartments, a 35-acre garden apartment complex built in the late 1960s, is proposed to be redeveloped into a mixed-use neighborhood with up to 2,975 multifamily units, 25,000 sq ft of retail, new parks, and a new street grid.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "park",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "Malkin Properties",
 "architect": null,
 "after_notes": null,
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "a separate rezoning application must still be filed and approved",
 "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": "51059",
 "opp_score": 10.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $2,230",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "11 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "34,430 on 650",
   "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": "$2,507/mo",
   "origin": "zillow"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "a separate rezoning application must still be filed and approved",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 8377,
   "site_id": "n-bec17acfa3",
   "url": "https://www.pcrehomes.com/blog/merrifield-dunn-loring-station-apartments-2975-units-redevelopment-2026/",
   "title": "Merrifield Apartments Could Quadruple to 2,975 Units \u2014 Sept. 15 Vote",
   "publisher": "pcrehomes.com",
   "date": null,
   "quote": "Merrifield at Dunn Loring Station Apartments",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8378,
   "site_id": "n-bec17acfa3",
   "url": "https://www.pcrehomes.com/blog/merrifield-dunn-loring-station-apartments-2975-units-redevelopment-2026/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The Board of Supervisors public hearing is scheduled for September 15, 2026.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8379,
   "site_id": "n-bec17acfa3",
   "url": "https://www.pcrehomes.com/blog/merrifield-dunn-loring-station-apartments-2975-units-redevelopment-2026/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The Fairfax County Planning Commission voted unanimously on July 22 to recommend approval of a Comprehensive Plan Amendment (CPA) that would allow Malkin Properties to redevelop the 35-acre Merrifield at Dunn Loring Station Apartments",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Malkin Properties",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 5118,
   "site_id": "n-bec17acfa3",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Board of Supervisors public hearing scheduled for September 15, 2026",
   "share": null,
   "source_id": 8378,
   "verified": "draft"
  },
  {
   "id": 5119,
   "site_id": "n-bec17acfa3",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Fairfax County Planning Commission voted unanimously on July 22 to recommend approval of a Comprehensive Plan Amendment (CPA)",
   "share": null,
   "source_id": 8379,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Merrifield at Dunn Loring Station Apartments is a proposed garden-apartment redevelopment in Merrifield, VA, led by Malkin Properties. The project aims to convert the existing garden apartment complex into housing, a park, and retail. It remains in the proposal stage, requiring a separate rezoning application for approval. A public hearing is scheduled for September 15, 2026, and the Planning Commission recommended approval on July 22, 2026. The site is within 0 km of two other proposed projects (Prosperity Business Campus and another apartment project) and four others within 5 km. Median rent in the area is $2,230. Housing market data shows a ZHVI of $756,212 (2026-09) and ZORI of $2,507. Traffic data indicates a minor arterial road (650) with 34,430 ADT. Retail establishments have declined 10% since 2012. The project\u2019s status, timeline beyond 2026 hearings, and exact rezoning path are unknown. No construction has begun, and the record lacks details on financials beyond permit values ($497M for 2024).",
   "why": "The record confirms the project is proposed, not built, with rezoning pending. Nearby projects and market data are provided, but no timeline or financial specifics beyond permits are available. The site is not a former mall (original use was garden apartments), so context about mall conversion is irrelevant here.",
   "where_it_stands": "Status: Proposed. Requires rezoning. No construction underway. Median rent $2,230. Nearby projects: 3 within 0 km, 4 within 5 km. Retail decline noted. Traffic: 34,430 ADT on minor arterial.",
   "for_a_planner": [
    "Rezoning approval is pending; public hearing scheduled for Sept 2026.",
    "Market rent ($2,230) aligns with local ZORI ($2,507).",
    "Nearby projects (3 within 0 km) may affect demand."
   ],
   "for_a_developer": [
    "Project is not yet built; rezoning required.",
    "Permit data shows $497M value for 2024 (1032 units).",
    "No construction start date provided."
   ],
   "risks_and_unknowns": [
    "Exact rezoning timeline unknown.",
    "No details on construction start or completion dates.",
    "No information on how the park/retail components will integrate."
   ],
   "data_quality": "partial",
   "one_line": "Proposed garden-apartment redevelopment requiring rezoning; median rent $2,230; 3 nearby projects within 0 km; no construction underway.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "ade28b027ff0"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-ba0747a175",
     "name": "Merrifield at Dunn Loring Station Apartments",
     "city": "Merrifield",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-e9c006c891",
     "name": "Prosperity Business Campus",
     "city": "Merrifield",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-c270fd80aa",
     "name": "1950 Old Gallows Road",
     "city": "Tysons",
     "status": "proposed",
     "km": 4.1
    },
    {
     "id": "n-31898b39c8",
     "name": "Office building at 10340 Democracy Lane",
     "city": "Fairfax City",
     "status": "proposed",
     "km": 4.2
    },
    {
     "id": "n-dbd6b92f2f",
     "name": "Courthouse Plaza Shopping Center",
     "city": "Fairfax City",
     "status": "proposed",
     "km": 4.2
    },
    {
     "id": "n-40f334f0f0",
     "name": "Grand Central Mall",
     "city": "Vienna",
     "status": "proposed",
     "km": 4.4
    },
    {
     "id": "m-86fa8b01f9",
     "name": "Tysons Corner Center",
     "city": "Tysons Corner",
     "status": "partial",
     "km": 4.9
    },
    {
     "id": "n-f892a73511",
     "name": "Eden Center",
     "city": "Falls Church",
     "status": "operating",
     "km": 5.0
    },
    {
     "id": "m-ffe563474c",
     "name": "Tysons Galleria",
     "city": "Tysons Corner",
     "status": "partial",
     "km": 5.6
    },
    {
     "id": "m-a4a41b3240",
     "name": "Seven Corners Shopping Center",
     "city": "Seven Corners",
     "status": "operating",
     "km": 6.6
    },
    {
     "id": "m-19b309c013",
     "name": "Skyline Mall",
     "city": "Falls Church",
     "status": "closed",
     "km": 10.0
    }
   ],
   "count_10km": 11,
   "count_25km": 62
  },
  "elevation": {
   "elevation_ft": 358.0,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51059440201",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 0.0,
   "poverty_rate": 4.67581047381546,
   "median_family_income": 140484.0,
   "snap_households": 36.0,
   "pop2010": 2233.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 756212,
    "month": "2026-09",
    "change_1y": 0.012,
    "change_5y": 0.169
   },
   "zori": {
    "latest": 2507,
    "month": "2026-09",
    "change_1y": 0.011,
    "change_5y": 0.217
   },
   "county_fips": "51059",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "51059440201",
   "jobs": 10929,
   "retail_jobs": 1150,
   "food_accommodation_jobs": 2039,
   "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": "22042",
   "month": "202609",
   "median_listing_price": 762500,
   "median_listing_price_yy": 0.0649,
   "active_listing_count": 67,
   "median_days_on_market": 44,
   "price_reduced_share": 0.149,
   "pending_ratio": 0.3731,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51059440201",
   "kfr_p25": 0.4973,
   "jail_p25": 0.0826,
   "kids_count": 320.8252,
   "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-ba0747a175",
     "name": "Merrifield at Dunn Loring Station Apartments",
     "city": "Merrifield",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "0 km away"
     ]
    },
    {
     "id": "n-e9c006c891",
     "name": "Prosperity Business Campus",
     "city": "Merrifield",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "0 km away"
     ]
    },
    {
     "id": "n-c270fd80aa",
     "name": "1950 Old Gallows Road",
     "city": "Tysons",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "4 km away"
     ]
    },
    {
     "id": "n-a1190c7464",
     "name": "Former Manassas Ice & Fuel Co. site",
     "city": "Manassas",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "25 km away"
     ]
    },
    {
     "id": "n-e995d5adee",
     "name": "Lake Fairfax Business Park",
     "city": "Reston",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "12 km away"
     ]
    },
    {
     "id": "n-40f334f0f0",
     "name": "Grand Central Mall",
     "city": "Vienna",
     "state": "VA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "4 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Fairfax County",
   "2024": {
    "units_1": 1032,
    "units_2_4": 0,
    "units_5plus": 1829,
    "value_total": 497832451
   },
   "2023": {
    "units_1": 1204,
    "units_2_4": 2,
    "units_5plus": 2042,
    "value_total": 466553009
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "51059",
   "year": 2025,
   "establishments": 2426,
   "employment": 49323,
   "avg_annual_pay": 51506,
   "lq_employment": 0.79,
   "employment_change_1y": 0.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 2730,
    "emp": 50096
   },
   "2023": {
    "estab": 2457,
    "emp": 49386
   },
   "estab_change": -0.1,
   "emp_change": -0.014,
   "county_fips": "51059"
  },
  "schools": {
   "district": "Fairfax County Public Schools",
   "district_geoid": "5101260",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 3,
   "schools": [
    "Jackson Middle",
    "Stenwood Elementary",
    "Interagency Alternative Secondary Center"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "51059",
   "years": "2016-2025",
   "events": 780,
   "by_type": {
    "Thunderstorm Wind": 386,
    "Flood": 246,
    "Flash Flood": 103,
    "Hail": 39,
    "Tornado": 5,
    "Funnel Cloud": 1
   },
   "property_damage_usd": 4587000,
   "deaths_direct": 2,
   "injuries_direct": 0,
   "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": 34430,
   "trucks_aadt": 762,
   "road": "650",
   "class": "minor arterial",
   "lanes": 6,
   "segments_600m": 25,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/garden-apartments/va/merrifield-merrifield-at-dunn-loring-station-apartments-2/",
 "photo": null,
 "provenance": {
  "original_developer": "newtypes-extraction",
  "status": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction",
  "state": "census-geocoder"
 }
}