What You Should Know

An AI-generated overview of this parcel — zoning context, recent activity, and what matters most for redevelopment.

Zoning & Land Use

Zoning DistrictCMX2 - Neighborhood Commercial Mixed-Use

Building TypeSTR/OFF+APT 3 STY MASONRY

CategoryMIXED USE

Year Built1915

Valuation & Sales

Market Value (TY2027)$1,144,600

Last Sale Price$1

Last Sale DateNovember 30, 2009

Taxable Land$228,920

Taxable Building$915,680

Homestead ExemptionNone

Physical Characteristics

Total Lot Area1,360 sq ft

Livable Area3,710 sq ft

Frontage17 ft

Depth80 ft

StoriesN/A

Units3

BedroomsN/A

BathroomsN/A

Exterior ConditionAverage

GarageN/A

Ownership

OwnerUntermeyer Michael

Political Representation

City Council DistrictN/A

City Council MemberN/A

Ward30

PA House DistrictN/A

PA House RepresentativeN/A

PA Senate DistrictN/A

PA Senate RepresentativeN/A

Congressional DistrictN/A

Congressional RepresentativeN/A

Census Tract12

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

CMX-2Commercial Mixed-Use

Zoning Envelope

Max Height: 38 ft; 3 stories
Lot Coverage: 75%
FAR: —
Max GFA: 3,060 sf
Max Units: 2; Coverage × height

Building Code (IBC Ch. 5)

Construction Type: Type V-B; wood frame · ~$85/sf base
Net Realizable Units: 2

Model a specific massing to see the construction type it requires (zoning capacity above is unchanged):

StoriesFloor plate (SF)

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

Yield on cost:+Pencils10-yr IRR:−Doesn't Pencil

Market data: Citywide submarket

Total Dev Cost

$810K

$404,936/unit

Stabilized NOI

$56K

Yield on Cost

6.9%

Above 6% threshold

Equity Multiple

2.23x

2 units / Type V Wood Frame

Revenue

Gross Potential Rent$75K

Blended Market Rent (at delivery)$2.56/sf/mo

Effective Gross Income$70K

Development Cost

Land & Acquisition$261K

Hard Costs$389K

Soft Costs$160K

Total Development Cost$810K

10-yr IRR

9.4%

Below 15% threshold

Cash-on-Cash

3.0%

DSCR

1.18x

Target: 1.20x+

Year 10 NOI

$67K

Net Sale Proceeds

$495K

at 6.5% cap

LIHTC Screening Beta

Not Applicable

Screening-level LIHTC feasibility based on the market-rate pro forma above. Not a substitute for a qualified LIHTC consultant.

Income Mix Preset

30/50/60% AMI — strong PHFA scoring

Affordable %

Investor $/Credit

Grants / Subsidies

Receives federal assistanceHOME, CDBG, HOPWA, HTF, project-based vouchers. Triggers §504 (5% accessible + 2% hearing/vision). The credit alone does not.Elevator buildingBrings every unit into Type B scope instead of the ground floor only. Defaulted from the modeled story count.

Prevailing wageApplies once a project receives $100K+ in city financial assistance (e.g. City Gap Financing, the typical LIHTC subsidy source).Land Bank disposition ($1 nominal)Models this parcel as if acquired via the Land Bank at nominal cost — not yet an active City program for LIHTC deals.

9% Annual Credit

$54K

$0.5M total equity

4% Annual Credit

$24K

$0.2M total equity

Eligible Basis

$0.6M

100.0% applicable

Surplus (9%)

$0.2M

Fully funded

Recommendation

Only 2 units — PHFA minimum for 9% is 25 units. Too small for bond-financed 4% deal as well.

Income Averaging (IRC §42(g)(1)(C))

Compliant

Avg AMI: 55% (max 60%)

Affordable Units: 2 / 2

Applicable Fraction: 100.0%

Sources of Funds

LIHTC Equity (9%)

$484,434

Permanent Debt

$601,753

Total Sources$1,086,187

Surplus$227,329

Accessibility requirements2 units

Type A (fully adaptable)

IBC §1107.6.2.2.1 — 2% above 20 units

none

Type B / Fair Housing

does not apply below four units

none

§504 mobility-accessible

not applied — no federal assistance declared

n/a

§504 hearing / vision

not applied — no federal assistance declared

n/a

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.

100% affordable — eligible for landscape buffer exemption (§14-705(1)), reducing site costs.