{
 "id": "n-ff377dbbff",
 "slug": "fair-oaks-fair-oaks-business-park",
 "type": "office-park",
 "name": "Fair Oaks Business Park",
 "aka": [],
 "city": "Fair Oaks",
 "county": "Fairfax County",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 38.86557,
 "lon": -77.35931,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "low-density suburban office campus",
 "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 pcrehomes.com, model-extracted, unreviewed: Fair Oaks Business Park, a low-density suburban office campus, is proposed for redevelopment into a high-density mixed-use community with over 1,000 new housing units and retail space.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "mixed",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": null,
 "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": "record"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "9 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "82,273 on 50",
   "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": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 8355,
   "site_id": "n-ff377dbbff",
   "url": "https://www.pcrehomes.com/blog/fair-oaks-park-redevelopmenet-fairfax-va/",
   "title": "Over 1,000 New Homes Proposed for Fair Oaks",
   "publisher": "pcrehomes.com",
   "date": null,
   "quote": null,
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Fair Oaks Business Park (Fair Oaks, VA) is proposed for redevelopment from its original low-density office campus use to housing, mixed-use, and retail. Status is 'proposed' despite 'opp_reasons' citing it as 'already in play' (under construction/approved/sold).",
   "why": "Context shows 9 nearby projects within 10km (including Fair Oaks Mall 0.3km away, proposed in same county). Housing market data shows ZHVI $756k (2026-09) with 1.2% annual growth. Peer analysis lists 6 similar VA redevelopment projects (score 6.5), but none are confirmed completed. Permits show 2024 construction activity in Fairfax County (1,032 units), though not site-specific. Retail trends show declining establishments (-10%) but stable employment.",
   "where_it_stands": "Status contradicts 'already in play' claim in record. No timeline, ownership, or specific development plans provided. Housing market data supports housing viability but retail component lacks context. No confirmation of Fair Oaks Mall redevelopment status.",
   "for_a_planner": [
    "Proximity to Fair Oaks Mall (0.3km) may influence regional planning"
   ],
   "for_a_developer": [
    "Housing market data aligns with proposed use; retail component requires further analysis. Peer projects show similar strategy but no completion data."
   ],
   "risks_and_unknowns": [
    "Status 'proposed' conflicts with 'already in play' claim. No details on current ownership, timeline, or approved plans. Fair Oaks Mall redevelopment status unknown."
   ],
   "data_quality": "good",
   "one_line": "Proposed redevelopment of office park to housing/mixed-use; context shows cluster of similar projects but no confirmed progress.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "08d4d4704c71"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-35cdae9830",
     "name": "Fair Oaks Mall",
     "city": "Fairfax County",
     "status": "approved",
     "km": 0.3
    },
    {
     "id": "n-4f87a0b29b",
     "name": "Trinity Centre",
     "city": "Centreville",
     "status": "proposed",
     "km": 6.9
    },
    {
     "id": "n-31898b39c8",
     "name": "Office building at 10340 Democracy Lane",
     "city": "Fairfax City",
     "status": "proposed",
     "km": 7.3
    },
    {
     "id": "n-dbd6b92f2f",
     "name": "Courthouse Plaza Shopping Center",
     "city": "Fairfax City",
     "status": "proposed",
     "km": 7.3
    },
    {
     "id": "n-6983c57d04",
     "name": "Makers Point offices",
     "city": "Reston",
     "status": "proposed",
     "km": 8.8
    },
    {
     "id": "n-915c56e5d3",
     "name": "Reston National Golf Course",
     "city": "Reston",
     "status": "proposed",
     "km": 9.0
    },
    {
     "id": "n-40f334f0f0",
     "name": "Grand Central Mall",
     "city": "Vienna",
     "status": "proposed",
     "km": 9.1
    },
    {
     "id": "n-e7d2647548",
     "name": "Reston Crossing",
     "city": "Reston",
     "status": "proposed",
     "km": 9.5
    },
    {
     "id": "n-e995d5adee",
     "name": "Lake Fairfax Business Park",
     "city": "Reston",
     "status": "proposed",
     "km": 9.7
    }
   ],
   "count_10km": 9,
   "count_25km": 37
  },
  "elevation": {
   "elevation_ft": 412.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51059491702",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 5.64743848325938,
   "median_family_income": 120250.0,
   "snap_households": 28.0,
   "pop2010": 6967.0,
   "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": "51059491706",
   "jobs": 8983,
   "retail_jobs": 1374,
   "food_accommodation_jobs": 864,
   "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": "22033",
   "month": "202609",
   "median_listing_price": 563675,
   "median_listing_price_yy": -0.1327,
   "active_listing_count": 83,
   "median_days_on_market": 30,
   "price_reduced_share": 0.1821,
   "pending_ratio": 0.3855,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51059491702",
   "kfr_p25": 0.5276,
   "jail_p25": 0.0172,
   "kids_count": 268.9356,
   "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",
      "11 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",
      "10 km away"
     ]
    },
    {
     "id": "n-39905d7686",
     "name": "Woodland Park office park",
     "city": "Herndon",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "12 km away"
     ]
    },
    {
     "id": "n-6983c57d04",
     "name": "Makers Point offices",
     "city": "Reston",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "9 km away"
     ]
    },
    {
     "id": "n-e7d2647548",
     "name": "Reston Crossing",
     "city": "Reston",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "9 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": [
    "Eagle View 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": 82273,
   "trucks_aadt": 1930,
   "road": "50",
   "class": "principal arterial",
   "lanes": 6,
   "segments_600m": 26,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/va/fair-oaks-fair-oaks-business-park/",
 "photo": null,
 "provenance": {},
 "links_out": [
  {
   "group": "official",
   "label": "Fairfax County (51059) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US51059",
   "why": "the county's Census profile",
   "from": "site.county_fips 51059",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=38.86557%2C-77.35931",
   "why": "FEMA Map Service Center search by coordinates: the effective flood zone and panel",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "EPA ECHO facilities within 1 mile",
   "url": "https://echo.epa.gov/facilities/facility-search/results?p_lat=38.86557&p_long=-77.35931&p_radius=1",
   "why": "EPA Enforcement and Compliance History: regulated facilities near the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Wikimedia Commons photos within 500 m",
   "url": "https://commons.wikimedia.org/w/index.php?title=Special:Search&search=nearcoord%3A500m%2C38.86557%2C-77.35931&ns6=1",
   "why": "a Commons geo-search around the point; licences vary by file",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Retrofitting Suburbia (book site)",
   "url": "https://www.retrofittingsuburbia.com/",
   "why": "Ellen Dunham-Jones and June Williamson's book and case studies, the research this database is built on",
   "from": "constant",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Google Maps",
   "url": "https://www.google.com/maps/search/?api=1&query=38.86557%2C-77.35931",
   "why": "the point on Google Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Street View",
   "url": "https://www.google.com/maps/@?api=1&map_action=pano&viewpoint=38.86557%2C-77.35931",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=38.86557~-77.35931&lvl=17",
   "why": "the point on Bing Maps (Bird's eye where available)",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Apple Maps",
   "url": "https://maps.apple.com/?ll=38.86557,-77.35931&z=17&q=Fair%20Oaks%20Business%20Park",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=38.86557&mlon=-77.35931#map=17/38.86557/-77.35931",
   "why": "the point on OpenStreetMap",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Walk Score at this point",
   "url": "https://www.walkscore.com/score/loc/lat=38.86557/lng=-77.35931",
   "why": "Walk Score's walkability, transit and bike scores for the coordinates",
   "from": "site.lat/lon",
   "rel": "noopener nofollow"
  },
  {
   "group": "place",
   "label": "Transitland map",
   "url": "https://www.transit.land/map#17/38.86557/-77.35931",
   "why": "transit routes and stops from open GTFS feeds around the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "USGS National Map",
   "url": "https://apps.nationalmap.gov/viewer/?center=-77.35931,38.86557&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Fair Oaks, VA",
   "url": "https://www.loopnet.com/search/commercial-real-estate/fair-oaks-va/for-sale/",
   "why": "LoopNet's city search (checked in a browser 21 Oct 2026); the site itself may or may not be listed",
   "from": "site.city + state \u2192 search",
   "rel": "noopener nofollow sponsored"
  },
  {
   "group": "news",
   "label": "Google News: \u201cFair Oaks Business Park\u201d",
   "url": "https://news.google.com/search?q=%22Fair+Oaks+Business+Park%22+Fair+Oaks",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cFair Oaks Business Park\u201d",
   "url": "https://www.bing.com/news/search?q=%22Fair+Oaks+Business+Park%22+Fair+Oaks",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Fair Oaks, Virginia on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Fair_Oaks,_Virginia",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}