What You Should Know
AIAn AI-generated overview of this parcel — zoning context, recent activity, and what matters most for redevelopment.
Zoning & Land Use
Valuation & Sales
Physical Characteristics
Ownership
Political Representation
Activity Timeline
Nearby Activity
Comparable Sales
Two different questions, answered together: what this property is worth as built, and what the land underneath it is worth on its own. Not an appraisal.
Building value
Arm's-length sales of similar nearby homes — prices the structure.
Land value
Vacant-land and teardown sales — prices the lot on its own.
Sale-by-sale detail
Buildable CapacityBeta
Zoning Envelope
- Max Height
- No limit
- Lot Coverage
- 75%
- FAR
- 5.0x
- 500%
- Max GFA
- 2,865 sf
- Max Units
- 3
- FAR-based
Mixed-Income Bonus (§14-702 — Elective, Current Law)
Available if the project provides moderate-income units under §14-702(7). Floor-area track, moderate-income tier; exempt from the §14-702(4) bonus cap (§14-702(4)(i)).
- Bonus Floor Area
- +860 sf
- 150% of lot area
- With All Bonuses: Max Units
- 4
- Base 3 + 1 Mixed-Income
What This Lot Can Hold (Current Law)
| Option | Units | Floor area | Height | Cost per unit | Rent needed |
|---|---|---|---|---|---|
By right §14-701 base zoning | 3 | 2,865 sf | — | $388k–$433k land $43k–$86k | $2,570–$2,880 1.31×–1.47× area |
With the Mixed-Income bonus §14-702 Mixed-Income Housing, moderate-income tier · requires affordable units | 4 | 3,725 sf | — | $363k–$397k land $32k–$65k | $2,740–$3,050 1.44×–1.60× area |
Break-even density: Doesn't pencil at any legal density. Even the densest option (with the Mixed-Income bonus, 4 units) needs rents 44%–60% above the area's.
Beyond current law (hypothetical)
| Rezoned to CMX-5 | 9 units | 14 stories elevator may not fit | $1,920–$2,020 1.22×–1.29× area |
None of these pencil either. The closest is rezoned to CMX-5 (9 units, 14 stories), at 1.29× the area's rent. An elevator is needed at this height and may not fit on a lot this narrow.
Not current law. "Same footprint" adds floors to the densest legal option, up to six stories, the most wood over a podium allows before concrete. Rezonings use that district's best current-law option on this lot. Construction above four stories is priced at 1.13× wood frame for wood over a podium and 1.28× for concrete.
Bars are the monthly rent per market-rate unit each option needs to pencil, from the low to the high end of the land price. The market tick is Zillow's rent for the area with the new-building premium. Zillow rents trail the market and blend all bedroom sizes, while rent needed uses this building's own units, so the comparison is approximate on the market side. Light rows are hypothetical, not current law.
- 4 to 5 stories: +$197k per unit (+74%), where the building becomes podium type and an elevator.
- 6 to 7 stories: +$63k per unit (+18%), where the building becomes concrete or steel.
The same footprint and unit sizes, one story taller each time, with land at $164k for the whole lot (the middle of the range above). Units and floor area scale with stories from the by-right building, so light columns show what a taller building would cost, not what zoning would allow. Planning-level only, like the pro forma.
Cost per unit is land, construction and soft costs from the pro forma at each option's units, floor area and construction type, divided by its units. Rent needed is the average monthly rent per market-rate unit for a 6.0% yield on cost, the pro forma's "pencils" line, against what a new building in the area would get (neighborhood rent with the new-building premium, at delivery). On the Mixed-Income option the affordable units stay at their 60% AMI rent. Planning-level only, like the pro forma.
Elective: the project must provide moderate-income units under §14-702(7).
Building Code (IBC Ch. 5)
- Construction Type
- Type IV-C
- mass timber · ~$138/sf base
- Stories to Realize FAR
- ~7
- No height cap — FAR ÷ coverage
- Net Realizable Units
- 3
- 80% net-to-gross vs. 3 gross
Realizing this zoning envelope needs about 7 stories — above the 4-story wood-frame limit — so it requires Type IV-C (noncombustible or mass timber). Zoning permits the density; the building code raises the hard cost to reach it.
Model a specific massing to see the construction type it requires (zoning capacity above is unchanged):
By-right capacity based on Philadelphia Zoning Code §14-701. Actual development potential may vary based on overlays, variances, setbacks, parking requirements, and site conditions.Utilization and redevelopment potential data will be available after the next data update.
Bonuses and Policy ScenariosBeta
Toggle a bonus or policy scenario to see how it affects feasibility. Selections here update the Pro Forma card below, including its Excel export. Not law today scenarios are hypothetical only — not something available under current Philadelphia zoning code.
Select a scenario above to compare against the base case
3D Massing
Development Pro FormaBeta
Market data: Citywide submarket
Revenue
Development Cost
LIHTC Screening Beta
Screening-level LIHTC feasibility based on the market-rate pro forma above. Not a substitute for a qualified LIHTC consultant.
30/50/60% AMI — strong PHFA scoring
Recommendation
Only 3 units — PHFA minimum for 9% is 25 units. Too small for bond-financed 4% deal as well.
Income Averaging (IRC §42(g)(1)(C))
CompliantSources of Funds
Fewer than four units — IBC §1107.6.2.2.2 and the Fair Housing Act design requirements both start at four, so neither reaches this building. A confident zero, not a withheld number.
QCT/DDA 130% basis boost not yet implemented — check HUD QCT map manually.