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 DistrictIRMX - Industrial Residential Mixed-Use

Building TypeIND FACTORY MASONRY

CategoryAPARTMENTS > 4 UNITS

Year Built1940

Valuation & Sales

Market Value (TY2027)$1,740,400

Last Sale Price$190,000

Last Sale DateAugust 24, 2018

Taxable Land$174,000

Taxable Building$137,212

Homestead ExemptionNone

Physical Characteristics

Total Lot Area16,116 sq ft

Livable Area18,834 sq ft

Frontage68 ft

Depth237 ft

Stories3

Units0

BedroomsN/A

BathroomsN/A

Exterior ConditionNewer Construction / Rehabbed

GarageN/A

Ownership

Owner1849 East Venango Llc

Political Representation

City Council DistrictN/A

City Council MemberN/A

Ward45

PA House DistrictN/A

PA House RepresentativeN/A

PA Senate DistrictN/A

PA Senate RepresentativeN/A

Congressional DistrictN/A

Congressional RepresentativeN/A

Census Tract188

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

IRMXIndustrial

Zoning Envelope

Max Height: 38 ft; Per adjacent RSA-5
Lot Coverage: 75%; Per adjacent RSA-5
FAR: 5.0x; 500%
Max GFA: 36,261 sf; Height-limited to 225% of lot
Max Units: 48; Height-limited

Building Code (IBC Ch. 5)

Construction Type: Type V-B; wood frame · ~$108/sf base
Net Realizable Units: 48; 83% net-to-gross vs. 48 gross

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

StoriesFloor plate (SF)

Abutting residential (RSA-5): Height constrained at shared boundary.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:Marginal

Market data: Citywide submarket

Total Dev Cost

$9.3M

$194,376/unit

Stabilized NOI

$587K

Yield on Cost

6.3%

Above 6% threshold

Equity Multiple

2.46x

48 units / Type V Wood Frame

Revenue

Gross Potential Rent$892K

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

Effective Gross Income$827K

Development Cost

Land & Acquisition$204K

Hard Costs$6.5M

Soft Costs$2.6M

Total Development Cost$9.3M

10-yr IRR

10.6%

Below 15% threshold

Cash-on-Cash

2.8%

DSCR

1.18x

Target: 1.20x+

Year 10 NOI

$770K

Net Sale Proceeds

$6.3M

at 6.5% cap

LIHTC Screening Beta

9% Credit

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

$895K

$8.1M total equity

4% Annual Credit

$398K

$3.6M total equity

Eligible Basis

$9.9M

100.0% applicable

Surplus (9%)

$4.3M

Fully funded

Recommendation

48 units — 9% credit is the viable path. Produces $8.1M equity. Bond issuance costs make 4% uneconomical at this scale. 60 units is the practical max for 9% deals.

Income Averaging (IRC §42(g)(1)(C))

Compliant

Avg AMI: 51.9% (max 60%)

Affordable Units: 48 / 48

Applicable Fraction: 100.0%

Sources of Funds

LIHTC Equity (9%)

$8,056,908

Permanent Debt

$6,346,609

Total Sources$14,403,517

Surplus$4,252,494

Accessibility requirements48 units

Type A (fully adaptable)

IBC §1107.6.2.2.1 — 2% above 20 units

Type B / Fair Housing

IBC §1107.7.1 — ground-floor units only without elevator

§504 mobility-accessible

not applied — no federal assistance declared

n/a

§504 hearing / vision

not applied — no federal assistance declared

n/a

Without elevator service only ground-floor units are covered. That count is estimated by distributing units evenly across the modeled stories — replace it with a real unit schedule before relying on it.

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.