{
 "id": "n-e7d2647548",
 "slug": "reston-reston-crossing",
 "type": "office-park",
 "name": "Reston Crossing",
 "aka": [],
 "city": "Reston",
 "county": "Fairfax County",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.95095,
 "lon": -77.36144,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "office",
 "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 ffxnow.com, model-extracted, unreviewed: Reston Crossing, an office park with buildings constructed in 1986 and 1998, is proposed to be redeveloped into a mixed-use neighborhood with 1,820 housing units, 3.1 million square feet of development including office and retail, and 4.75 acres of park space.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "office",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "Bernstein Management Corporation",
 "architect": null,
 "after_notes": "replacing them with more than 3.1 million square feet of new development, including 1.48 million square feet of Class A office space, 1.6 million square feet of multifamily housing and 31,000 square feet of ground-floor retail",
 "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": "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": "finance-sold-2020s",
   "name": "Sold since 2020",
   "grp": "finance",
   "evidence": "2024 Bernstein Management Corporation",
   "origin": "research-deals"
  },
  {
   "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": "88,879 on 267",
   "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": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "267",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "replacing them with more than 3.1 million square feet of new development, including 1.48 million square feet of Class A office space, 1.6 million square feet of multifamily housing and 31,000 square f",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "re feet of Class A office space, 1.6 million square feet of multifamily housing and 31,000 square feet of ground-floor retail",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "use",
   "evidence": " development, including 1.48 million square feet of Class A office space, 1.6 million square feet of multifamily housing and 3",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": " multifamily housing and 31,000 square feet of ground-floor retail",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8841,
   "site_id": "n-e7d2647548",
   "url": "https://www.ffxnow.com/2026/03/10/reston-crossing-development-push-revived-under-new-property-owner/",
   "title": "Reston Crossing redevelopment revived under new property owner",
   "publisher": "ffxnow.com",
   "date": null,
   "quote": "Reston Crossing",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8842,
   "site_id": "n-e7d2647548",
   "url": "https://www.ffxnow.com/2026/03/10/reston-crossing-development-push-revived-under-new-property-owner/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Bernstein Management Corporation is seeking to revive and expand on a mixed-use redevelopment of the Reston Crossing offices that still exists only on paper, nearly seven years after the Fairfax County Board of Supervisors approved the project.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Bernstein Management Corporation",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 5506,
   "site_id": "n-e7d2647548",
   "date": null,
   "year": 2019,
   "kind": "note",
   "detail": "Fairfax County Board of Supervisors approved the project",
   "share": null,
   "source_id": 8842,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [
  {
   "name": "Ellucian",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "Noblis",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "Blue Origin",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [
  {
   "id": 535,
   "site_id": "n-e7d2647548",
   "kind": "sale",
   "date": null,
   "year": 2025,
   "price": 53000000.0,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Bernstein Management Corporation",
   "seller": "Brookfield Property Partners",
   "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.ffxnow.com/2026/03/10/reston-crossing-development-push-revived-under-new-property-owner/",
   "source_title": null,
   "source_date": null,
   "quote": "Bernstein has proposed replacing them with more than 3.1 million square feet of new development, including 1.48 million square feet of Class A office space, 1.6 million square feet of multifamily housing and 31,000 square feet of ground-floor retail.",
   "verified": "draft",
   "retrieved": "2026-10-18"
  },
  {
   "id": 534,
   "site_id": "n-e7d2647548",
   "kind": "sale",
   "date": null,
   "year": 2024,
   "price": 37250000.0,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Bernstein Management Corporation",
   "seller": "Tishman Speyer",
   "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.ffxnow.com/2026/03/10/reston-crossing-development-push-revived-under-new-property-owner/",
   "source_title": null,
   "source_date": null,
   "quote": "Bernstein acquired the Reston Crossing office buildings (2001 and 2003 Edmund Halley Drive) from the previous aspiring developer, Tishman Speyer, for $37.25 million on Dec. 11, 2024.",
   "verified": "draft",
   "retrieved": "2026-10-18"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Reston Crossing (Reston, VA) is a proposed redevelopment of an existing office park. Bernstein Management Corporation acquired the site via two 2024-2025 sales (total $90.25M from Brookfield and Tishman Speyer).",
   "why": "The project plans 3.1M sq ft of new development: 1.48M sq ft Class A office, 1.6M sq ft multifamily housing, and 31,000 sq ft retail. It aligns with regional trends: 14 nearby projects within 10km (including 3 proposed office/housing parks within 3km), and housing demand shows 1.2% annual ZHVI growth (2026-09).",
   "where_it_stands": "Status: proposed. Approved by Fairfax County in 2019. Construction permits issued in 2024 (1,032 units). Traffic: Route 267 (8 lanes, 88,879 ADT) nearby.",
   "for_a_planner": [
    "High-volume road access confirmed",
    "Regional housing/office market context available",
    "14 competing projects within 10km"
   ],
   "for_a_developer": [
    "$90.25M acquisition cost",
    "3.1M sq ft new development scope",
    "2024 construction permits filed"
   ],
   "risks_and_unknowns": [
    "No completion timeline provided",
    "No tenant commitments stated",
    "No environmental or zoning constraints noted"
   ],
   "data_quality": "partial",
   "one_line": "Proposed 3.1M sq ft mixed-use redevelopment (office/housing/retail) by Bernstein, with 2024 construction permits and regional market alignment.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "d3fef9cfc767"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-915c56e5d3",
     "name": "Reston National Golf Course",
     "city": "Reston",
     "status": "proposed",
     "km": 0.7
    },
    {
     "id": "n-3ab9acdeed",
     "name": "10800 Parkridge Boulevard",
     "city": "Reston",
     "status": "proposed",
     "km": 0.9
    },
    {
     "id": "n-7e555beee0",
     "name": "10701 Parkridge Boulevard",
     "city": "Reston",
     "status": "proposed",
     "km": 0.9
    },
    {
     "id": "n-db89351b3b",
     "name": "10690 Parkridge Boulevard",
     "city": "Reston",
     "status": "proposed",
     "km": 0.9
    },
    {
     "id": "n-ebd29e537e",
     "name": "Alexander Bell Drive",
     "city": "Reston",
     "status": "proposed",
     "km": 0.9
    },
    {
     "id": "n-ec2705a10e",
     "name": "Preston White Drive",
     "city": "Reston",
     "status": "proposed",
     "km": 0.9
    },
    {
     "id": "n-f46271099f",
     "name": "575 Herndon Parkway",
     "city": "Herndon",
     "status": "approved",
     "km": 2.0
    },
    {
     "id": "n-6983c57d04",
     "name": "Makers Point offices",
     "city": "Reston",
     "status": "proposed",
     "km": 2.7
    },
    {
     "id": "n-39905d7686",
     "name": "Woodland Park office park",
     "city": "Herndon",
     "status": "proposed",
     "km": 3.0
    },
    {
     "id": "n-bdf2addd85",
     "name": "Lincoln Park Herndon",
     "city": "Herndon",
     "status": "proposed",
     "km": 3.0
    },
    {
     "id": "n-e995d5adee",
     "name": "Lake Fairfax Business Park",
     "city": "Reston",
     "status": "proposed",
     "km": 3.1
    },
    {
     "id": "n-ff377dbbff",
     "name": "Fair Oaks Business Park",
     "city": "Fair Oaks",
     "status": "proposed",
     "km": 9.5
    }
   ],
   "count_10km": 14,
   "count_25km": 38
  },
  "elevation": {
   "elevation_ft": 409.1,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51059481202",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 9.92896606156275,
   "median_family_income": 79813.0,
   "snap_households": 266.0,
   "pop2010": 6438.0,
   "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": "51059481202",
   "jobs": 9256,
   "retail_jobs": 49,
   "food_accommodation_jobs": 16,
   "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": "20191",
   "month": "202609",
   "median_listing_price": 544000,
   "median_listing_price_yy": -0.0799,
   "active_listing_count": 93,
   "median_days_on_market": 27,
   "price_reduced_share": 0.2221,
   "pending_ratio": 0.3784,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51059481202",
   "kfr_p25": 0.4619,
   "jail_p25": 0.0202,
   "kids_count": 1030.4806,
   "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-e9c006c891",
     "name": "Prosperity Business Campus",
     "city": "Merrifield",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "14 km away"
     ]
    },
    {
     "id": "n-c270fd80aa",
     "name": "1950 Old Gallows Road",
     "city": "Tysons",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "13 km away"
     ]
    },
    {
     "id": "n-e995d5adee",
     "name": "Lake Fairfax Business Park",
     "city": "Reston",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "3 km away"
     ]
    },
    {
     "id": "n-39905d7686",
     "name": "Woodland Park office park",
     "city": "Herndon",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "3 km away"
     ]
    },
    {
     "id": "n-ff377dbbff",
     "name": "Fair Oaks Business Park",
     "city": "Fair Oaks",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "9 km away"
     ]
    },
    {
     "id": "n-6983c57d04",
     "name": "Makers Point offices",
     "city": "Reston",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "3 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": 1,
   "schools": [
    "Dogwood Elementary"
   ],
   "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": 88879,
   "trucks_aadt": 1650,
   "road": "267",
   "class": "freeway or expressway",
   "lanes": 8,
   "segments_600m": 21,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/va/reston-reston-crossing/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}