Retrofit Atlas

Strip centers · Missouri

Costa Verde Center

Imported, unreviewedRedevelopedRetrofit proposedUniversity City, MO

Redevelopment, proposed. Owner of record University City City Of.

Status nowRetrofit proposednewtypes-extraction reported
What it becamehotel, housing, retailWikipedia no source
Owner of recordUniversity City City Ofcounty assessor, 2026-10-21 no source
Site size3.79 acres (parcels)county assessor no source
Last sale$124.0M · 2025public reporting
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Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from. documented = a quoted excerpt (click to read it) · reported = a source named, no excerpt yet · no source.

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Site profile11 elements · what this site is built with · tap a chip for the evidence

Finance and pipeline
Retrofit in the pipelineThis site: …proposed newtypes-extraction · all sites with this
Sold since 2020This site: 2021 Alexandria Real Estate Equities research-deals · all sites with this
Ownership
Public bodyThis site: UNIVERSITY CITY CITY OF county-parcels · all sites with this
Place
3+ other atlas sites within 10 kmThis site: 5 within 10 km computed · all sites with this
County lost 10%+ of retail establishments since 2012This site: -16% census-cbp · all sites with this
Shrinking countyThis site: -0.2% census-acs · all sites with this
Policy tool
RezoningThis site: The site was upzoned to 218 residential units per acre in the 2024 University Community Plan Update. newtypes-extraction · all sites with this
Strategy
RedevelopedThis site: record · all sites with this
New use
HotelThis site: …new_use field record · all sites with this
HousingThis site: …new_use field record · all sites with this
Retail (continued)This site: …new_use field record · all sites with this

All elements and lists · Trends

Now

StatusRetrofit proposednewtypes-extraction reported
StrategyRedevelopment, proposedWikipedia no source
New useshotel, housing, retailWikipedia no source
DeveloperCass Street Venture LLCnewtypes-extraction
Owner of recordUniversity City City Ofcounty assessor no source

History and original facts

Original developerGuaranty Service Corporationnewtypes-extraction reported
CountySt. Louis County
Census division4 · West North Central
NotesDraft from buildsd.org, model-extracted, unreviewed: Costa Verde Center, a car-oriented strip mall built in the 1980s, is proposed to be redeveloped into a mixed-use, walkable residential community with housing, retail, and a boutique hotel, following its approval by the San Diego City Council in October 2025.

Not yet recorded: acres, GLA, year opened, what is there now, retrofit year. Know it? Tell us.

Planning

Zoning changeThe site was upzoned to 218 residential units per acre in the 2024 University Community Plan Update.newtypes-extraction
Entitlement year2025Wikipedia no source
Planning notesApproved by San Diego City Council.Wikipedia no source

Parcels, tax and title

Parcels within 40 m of the site point, as published by the county (layer); county terms apply; unverified here. Mortgages, liens and deeds are recorder records, not assessor data: see the county recorder.
ParcelOwner of recordAcresUse · zoningValue (appraised · assessed · taxable)Last sale · deed
18J621276
all 63 county fields
FID106733
PARENT_LOC18J621276
LOCATOR18J621276
TAXYR2020
OWNER_NAMEUNIVERSITY CITY CITY OF
PROP_ADRNU6701
PROP_ADD6701 DELMAR BLVD
PROP_ZIP63130
OWN_ADD6801 DELMAR BLVD
OWN_CITYSAINT LOUIS
OWN_STATEMO
OWN_ZIP63130
SCHSUB131Q
MUNYCODE057
SUBDIVISIOUNIVERSITY HEIGHTS
TAXCODEM
ASSTLANDVA792450
ASSTIMPVAL2927140
TOTASSMT3719590
APPLANDVAL2476400
APPIMPVAL9147300
TOTAPVAL11623700
PROPCLASSC
LUC672
LANDUSE2672
LUCODEInstitution
TENURENOT OWNER
DEEDBKPG01088-0113
ASRBKPG01 0082
ACRES3.79
LEGALBLK PT 4 & BLK 1 LOTS 1 THRU 3 & LOT PT 4 & CLEMEN
NBHDAM15CENT
TWPHAD
TWPNAMEHADLEY
MUNICIPALIUNIVERSITY CITY
COUNTY_COU5
FIRE_DISTRUNIVERSITY CITY
SCHOOLCODE131
SCHOOL_DISUNIVERSITY CITY
SPECIAL_SC6
JR_COLLEGE1
LIBRARY_DIUNIVERSITY CITY
MUNI_WARDUNIVERSITY CITY 2
STATE_REP86
STATE_SENA14
US_CONGRES1
CENSUS_TRA216100
CENSUS_BLO2
FIRM_PANEL29189C0216K
ZONINGMunicipal
COGIS2040
CODE_ENFOR7
PMZ_NEIGHB20069
University City City Of3.8 · Municipal— (appraised)
assessed —		—
Total3.8$0

Deals and debt

DateEventPricePartiesSource
2025Sold$124.0M closedGM Residential Partners LLC ← Alexandria Real Estate Equitiesbuildsd.org
2021Sold$125.0M closedAlexandria Real Estate Equities ← Regency Centersbuildsd.org

Site context

Housing permits, St. Louis County (MO), 2024504 units in 5+ unit buildings, 2 in 2–4, 687 single-family; 2023: 296 in 5+Census BPS
Other atlas sites nearby5 within 10 km, 14 within 25 km: Westroads Shopping Center (4.0 km); Bellerive Country Club (6.1 km); Peter Mathews Memorial Skate Garden (8.6 km); River Roads Mall (9.7 km); Ely Walker Lofts (9.8 km)computed
Retail trade in the county, 2025 (BLS QCEW)56,251 jobs in 3,256 establishments; average annual pay $44,777; employment location quotient 0.97; employment -2.0% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 20221,740 jobs; 95 in retail trade, 407 in accommodation and food (workplace blocks summed to tract 29189216101)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)children of low-income (25th percentile) families reached the 34th income percentile as adults; 5.4% incarcerated at the 2010 count (523 children in the sample); born 1978–83, measured 2014–15Opportunity Insights
Food access (USDA FARA 2019, 2010 tract)not a low-access tract at 1 mile; poverty rate 38.9%; median family income $144,706; 122 SNAP householdsUSDA ERS
SchoolsUniversity City School District (PK-12); 4 public schools within 1 mile: REACH ST. LOUIS DAY TREATMENT; JULIA GOLDSTEIN EARLY CHILD.; FLYNN PARK ELEM.; PERSHING ELEM.NCES EDGE
Elevation542 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025342 county-logged events: 163 hail, 125 thunderstorm wind, 25 flash flood, 17 tornado; $61,208,500 property damage reported; 5 direct deaths; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 63130, 2026-09median list price $300,225 (+20.7% on the year); 63 active listings; median 48 days on market; 25% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 20233,211 establishments (-16%); 58,164 jobs (-13%)Census CBP
Housing market in the countytypical home value $285,675 (+3% 1 yr, +24% 5 yr); typical rent $1,490/mo (+4% 1 yr), 2026-09Zillow Research

Summary, model-written

Costa Verde Center is a strip mall in University City, MO, currently proposed for redevelopment. The site was sold by Alexandria Real Estate Equities to GM Residential Partners LLC for $124 million in January 2025. The 2024 University Community Plan Update upzoned the site to allow 218 residential units per acre. The master plan for redevelopment (removing the existing strip mall) was approved by the San Diego City Council in October 2025 (note: location mismatch in record; site is in MO, not San Diego). Demolition of the existing structure is planned for early 2026. The new use includes hotel, housing, and retail. The site was previously owned by Regency Centers, sold to Alexandria in 2021 for $125 million. The opportunity score is 0.0 due to housing being already planned and the site being in active development. The record shows no additional context beyond the provided data.

Why. The assessment strictly uses the record: status is proposed with 2025 entitlement approval, recent sales, zoning change, and new use. The San Diego City Council reference is included as stated but noted as inconsistent with the MO location. Housing is explicitly listed in the new use and flagged as a reason for low opportunity score. No external data is added.

Where it stands. The site is in active development phase: approved for redevelopment, sold to a developer with housing plans, and demolition scheduled for 2026.

For a planner

  • Zoning change approved for high-density housing (218 units/acre)
  • Master plan approved to remove existing strip mall
  • Demolition planned 2026

For a developer

  • Recent $124M sale to GM Residential
  • Housing component already planned
  • No additional entitlements needed beyond 2025 approval

What we do not know yet

  • Location mismatch: San Diego City Council approval cited for MO site
  • No details on hotel/retail component
  • No timeline for new construction beyond demolition

Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.

Similar sites

  • Northwest Plaza Mall, St Anns, MO · Malls · same strategy: redevelop; also in MO; 11 km away
  • Chesterfield Mall, Chesterfield, MO · Malls · same strategy: redevelop; also in MO; 22 km away
  • Crestwood Court, Crestwood, MO · Malls · same strategy: redevelop; also in MO; 12 km away
  • Jamestown Mall, Florissant, MO · Malls · same strategy: redevelop; also in MO; 19 km away

Elsewhere on the web

Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar

Multifamily screen

  • already in play: under construction, approved, or sold to a developer with housing plans
  • housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

Timeline

  1. 1986 A master plan for the superblock was prepared by local San Diego architecture firm SGPA Architecture & Planning for Dallas-based Guaranty Service Corporation,…
  2. 2020 Jacksonville-based owners of the strip mall Regency Centers applied for an amendment of this type, accompaniedied by renderings like below.
  3. 2021 Regency Centers sold the site completely to Alexandria for $125 million.
  4. 2025 Alexandria sold the site to GM Residential Partners LLC for $124 million in January 2025.
  5. 2025 The master plan was approved by the San Diego City Council on October 23, 2025 to flat-out remove the strip mall property entirely from the Costa Verde…
  6. 2026 Demolition of the still standing but abandoned strip mall is planned to finally begin in early 2026.

Sources

  • Costa Verde Center: Past, Present, Future - BuildSD
    7 quoted sentences
    Costa Verde Center
    A master plan for the superblock was prepared by local San Diego architecture firm SGPA Architecture & Planning for Dallas-based Guaranty Service Corporation, named “The Costa Verde Specific Plan,” and was filed with the City of San Diego in 1986.
    In 2020, after five years of planning work and many renderings that never gained footing, Jacksonville-based owners of the strip mall Regency Centers applied for an amendment of this type, accompanied by renderings like below.
    Just over a year after applying for the amendment, Regency Centers had divested themselves from the project, selling the site completely to Alexandria for $125 million.

More in Missouri

Antioch Center MallAntioch Center MallKansas City, MO · 2013Redeveloped · Redevelopment: office and residentialBannister MallBannister MallKansas City, MO · 2014Redeveloped · Redevelopment: officeNorthwest Plaza MallNorthwest Plaza MallSt Anns, MO · 2013Partial Redeveloped · Reinhabited · Partial redevelopment: demolition and new retail Partial…Red Roof MallBranson, MO · 2014Partial Regreened · Partial regreening, baseball fieldArmorySt. Louis, MOReinhabitation, proposed · high end office spaceBellerive Country ClubBellerive Acres, MORedeveloped · University of Missouri–St. Louis