{
 "id": "n-e4f471a16c",
 "slug": "sandy-springs-embassy-row-100",
 "type": "other",
 "name": "Embassy Row 100",
 "aka": [],
 "city": "Sandy Springs",
 "county": "Fulton County",
 "state": "GA",
 "country": "US",
 "census_division": 5,
 "lat": 33.92427,
 "lon": -84.37854,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "office",
 "year_opened": null,
 "year_closed": null,
 "acres": 7.3,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from bisnow.com, model-extracted, unreviewed: Embassy Row 100, a 115K SF mid-rise office building delivered in 2000 in Sandy Springs that housed the Art Institute of Atlanta until its 2023 shutdown, is proposed for demolition and replacement with an apartment community on its 7.3 acres by Terwilliger Pappas.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "Terwilliger Pappas",
 "architect": null,
 "after_notes": "apartment community",
 "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": "13121",
 "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 $1,635",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "14 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "33,500 on 9",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "8,159 units, Fulton County",
   "origin": "census-bps"
  },
  {
   "slug": "scale-small-site",
   "name": "Under 20 acres",
   "grp": "scale",
   "evidence": "7.3 acres",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "apartment community",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "apartment community",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8348,
   "site_id": "n-e4f471a16c",
   "url": "https://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272",
   "title": "Office Demolitions Are On The Rise, Even Where It Was Recently ...",
   "publisher": "bisnow.com",
   "date": null,
   "quote": "Embassy Row 100",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8349,
   "site_id": "n-e4f471a16c",
   "url": "https://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Terwilliger Pappas late last month purchased Embassy Row 100, a 115K SF mid-rise office building in Sandy Springs that delivered in 2000 and was the campus for the Art Institute of Atlanta before it shut down in 2023.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8350,
   "site_id": "n-e4f471a16c",
   "url": "https://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Terwilliger Pappas late last month purchased Embassy Row 100, a 115K SF mid-rise office building in Sandy Springs that delivered in 2000 and was the campus for the Art Institute of Atlanta before it shut down in 2023.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Terwilliger Pappas",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 5100,
   "site_id": "n-e4f471a16c",
   "date": null,
   "year": 2000,
   "kind": "note",
   "detail": "delivered",
   "share": null,
   "source_id": 8349,
   "verified": "draft"
  },
  {
   "id": 5101,
   "site_id": "n-e4f471a16c",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "shut down",
   "share": null,
   "source_id": 8350,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [
  {
   "name": "Art Institute of Atlanta",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [
  {
   "id": 505,
   "site_id": "n-e4f471a16c",
   "kind": "sale",
   "date": null,
   "year": 2016,
   "price": null,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Jeff Shaw",
   "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://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272",
   "source_title": null,
   "source_date": null,
   "quote": "Shaw bought the building with partners, separate from his role at Bridge, in 2016 and sold it to the developer last month.",
   "verified": "draft",
   "retrieved": "2026-10-18"
  },
  {
   "id": 506,
   "site_id": "n-e4f471a16c",
   "kind": "sale",
   "date": null,
   "year": null,
   "price": 18250000.0,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Terwilliger Pappas",
   "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://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272",
   "source_title": null,
   "source_date": null,
   "quote": "Terwilliger Pappas paid $18.25M for Embassy Row 100, according to the real estate transaction tracking firm Databank, a slight haircut from the $20M its previous owners paid.",
   "verified": "draft",
   "retrieved": "2026-10-18"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Embassy Row 100 (7.3 acres, Sandy Springs, GA) is proposed for housing redevelopment. Originally an office building delivered in 2000, it shut down in 2023. Developer Terwilliger Pappas acquired the site in 2016 for $18.25M. The project is listed as 'proposed' with no timeline. Context shows strong housing demand: median rent $1,635, ZORI $1,926 (2026-09), and Fulton County permits show 11,500+ residential units approved in 2024. It\u2019s part of a cluster of 14 similar projects within 10km, including 'Embassy Row' (proposed) and 'North River Shopping Center' (under construction). No specific project details or timeline are provided in the record. Housing market growth (county +4.6% 2018\u201323) supports the strategy.",
   "why": "The record confirms the site is in active housing redevelopment pipeline with market data backing demand, but lacks project specifics or timeline.",
   "where_it_stands": "Proposed redevelopment; no construction or approval status details provided.",
   "for_a_planner": [
    "Contextual cluster of housing projects",
    "Strong local housing market indicators"
   ],
   "for_a_developer": [
    "Active developer (Terwilliger Pappas) with prior acquisition",
    "Market data aligns with strategy"
   ],
   "risks_and_unknowns": [
    "No project timeline",
    "No site-specific development plan",
    "No details on how 'Embassy Row' (proposed) relates to this site"
   ],
   "data_quality": "partial",
   "one_line": "Proposed housing redevelopment for a 7.3-acre former office site in a high-demand market, with no project timeline or site-specific details in the record.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "530833f92c9f"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-3d9a958c35",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "approved",
     "km": 0.0
    },
    {
     "id": "n-85248afe9f",
     "name": "Bishop",
     "city": "Sandy Springs",
     "status": "built",
     "km": 0.0
    },
    {
     "id": "n-e2e5bec656",
     "name": "Embassy Row",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-e2ce872f4e",
     "name": "Park Center Building Four",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 3.1
    },
    {
     "id": "n-2eeb1601b2",
     "name": "Ashford Green Office Park",
     "city": "Brookhaven",
     "status": "approved",
     "km": 4.0
    },
    {
     "id": "n-011c51cf36",
     "name": "100 Ashford Center North",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 4.4
    },
    {
     "id": "n-112e245141",
     "name": "Park Center campus",
     "city": "Dunwoody",
     "status": "approved",
     "km": 4.8
    },
    {
     "id": "n-58304f9fc1",
     "name": "High Street",
     "city": "Dunwoody",
     "status": "partial",
     "km": 4.8
    },
    {
     "id": "m-9ca7535f56",
     "name": "Phipps Plaza",
     "city": "Atlanta",
     "status": "partial",
     "km": 8.1
    },
    {
     "id": "n-199007e67b",
     "name": "Corporate Square",
     "city": "Brookhaven",
     "status": "approved",
     "km": 8.1
    },
    {
     "id": "n-015f5a8a09",
     "name": "1800 Century Blvd.",
     "city": "Chamblee",
     "status": "demolished",
     "km": 8.2
    },
    {
     "id": "n-d3792e12d2",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "under construction",
     "km": 8.7
    }
   ],
   "count_10km": 14,
   "count_25km": 69
  },
  "elevation": {
   "elevation_ft": 1091.6,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "13121010110",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 15.2594783543963,
   "median_family_income": 94118.0,
   "snap_households": 140.0,
   "pop2010": 5022.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 414221,
    "month": "2026-09",
    "change_1y": -0.015,
    "change_5y": 0.112
   },
   "zori": {
    "latest": 1926,
    "month": "2026-09",
    "change_1y": 0.026,
    "change_5y": 0.105
   },
   "county_fips": "13121",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "13121010133",
   "jobs": 33987,
   "retail_jobs": 1428,
   "food_accommodation_jobs": 792,
   "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": "30328",
   "month": "202609",
   "median_listing_price": 322450,
   "median_listing_price_yy": -0.1597,
   "active_listing_count": 243,
   "median_days_on_market": 63,
   "price_reduced_share": 0.1972,
   "pending_ratio": 0.2495,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "13121010110",
   "kfr_p25": 0.4413,
   "jail_p25": 0.0404,
   "kids_count": 131.4614,
   "commuting_zone": "Atlanta",
   "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-c178253052",
     "name": "D.R. Horton Engineering Drive",
     "city": "Peachtree Corners",
     "state": "GA",
     "score": 9.0,
     "why": [
      "similar size (9.35 acres)",
      "same strategy: redevelop",
      "also in GA"
     ]
    },
    {
     "id": "n-63a3d23034",
     "name": "Mathis Airport",
     "city": "Forsyth County",
     "state": "GA",
     "score": 7.0,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "28 km away"
     ]
    },
    {
     "id": "m-3cca8357e2",
     "name": "Westbury Square",
     "city": "Houston",
     "state": "TX",
     "score": 6.5,
     "why": [
      "similar size (7.5 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-4018a6247b",
     "name": "Hill Street Mixed-Use Development",
     "city": "Roswell",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "11 km away"
     ]
    },
    {
     "id": "n-8a3006df04",
     "name": "National Church Residences Corporate Campus",
     "city": "Upper Arlington",
     "state": "OH",
     "score": 6.5,
     "why": [
      "similar size (7.5 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-2eeb1601b2",
     "name": "Ashford Green Office Park",
     "city": "Brookhaven",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "4 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Fulton County",
   "2024": {
    "units_1": 2937,
    "units_2_4": 481,
    "units_5plus": 8159,
    "value_total": 2257568576
   },
   "2023": {
    "units_1": 2905,
    "units_2_4": 100,
    "units_5plus": 7096,
    "value_total": 2003182482
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "13121",
   "year": 2025,
   "establishments": 4327,
   "employment": 55938,
   "avg_annual_pay": 50638,
   "lq_employment": 0.6,
   "employment_change_1y": -2.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 3394,
    "emp": 48734
   },
   "2023": {
    "estab": 3732,
    "emp": 55757
   },
   "estab_change": 0.1,
   "emp_change": 0.144,
   "county_fips": "13121"
  },
  "schools": {
   "district": "Fulton County School District",
   "district_geoid": "1302280",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 1,
   "schools": [
    "Lake Forest Elementary"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "13121",
   "years": "2016-2025",
   "events": 266,
   "by_type": {
    "Thunderstorm Wind": 174,
    "Flash Flood": 48,
    "Hail": 34,
    "Tornado": 10
   },
   "property_damage_usd": 9525000,
   "deaths_direct": 2,
   "injuries_direct": 7,
   "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": 33500,
   "trucks_aadt": 781,
   "road": "9",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/other/ga/sandy-springs-embassy-row-100/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}