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
- 38 ft
- 3 stories
- Lot Coverage
- 75%
- FAR
- —
- Max GFA
- 245,012 sf
- Max Units
- 226
- Coverage × height
What This Lot Can Hold (Current Law)
| Option | Units | Floor area | Height | Cost per unit | Rent needed |
|---|---|---|---|---|---|
By right §14-701 base zoning | 226 | 245,012 sf | 38 ft 3 stories | $323k–$341k land $14k–$32k | $2,210–$2,340 0.99×–1.05× area |
With the Mixed-Income bonus §14-702 Mixed-Income Housing, moderate-income tier · requires affordable units | 282 | 245,012 sf | 38 ft 3 stories | $259k–$273k land $11k–$25k | $1,900–$2,010 1.06×–1.13× area |
Break-even density: Pencils at the area's rents by right (226 units), but only if land comes in at the low end of its range.
Beyond current law (hypothetical)
| 4 stories, same footprint | 376 units | 4 stories | $1,870–$1,960 1.05×–1.10× area |
| Rezoned to CMX-2.5 | 403 units | 5 stories | $2,050–$2,120 0.99×–1.02× area |
| 5 stories, same footprint | 470 units | 5 stories | $1,860–$1,930 1.04×–1.08× area |
| 6 stories, same footprint | 564 units | 6 stories | $1,850–$1,910 1.04×–1.07× area |
| Rezoned to CMX-4 | 725 units | 6 stories | $1,760–$1,800 1.15×–1.17× area |
| Rezoned to CMX-3 | 725 units | 7 stories | $1,750–$1,790 1.14×–1.16× area |
| Rezoned to CMX-5 | 1,742 units | 14 stories | $1,740–$1,760 1.13×–1.14× area |
It would pencil rezoned to CMX-2.5 (403 units, 5 stories), but only if land comes in at the low end of its range.
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.
- 2 to 3 stories: +$25k per unit (+8%), where the building becomes podium type and an elevator.
- 6 to 7 stories: +$39k per unit (+12%), where the building becomes concrete or steel.
The same footprint and unit sizes, one story taller each time, with land at $4,977k 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 II-B
- noncombustible · ~$122/sf base
- Net Realizable Units
- 226
At full lot coverage the floor plate exceeds Type V wood-frame area limits, so this envelope requires Type II-B (noncombustible or mass timber) even at 3 stories — carrying a higher hard cost than wood frame.
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
226 units — 4% bond deal is non-competitive (automatic allocation, 25% test per OBBB). Produces $27.4M equity. 9% would produce $61.6M but requires competitive PHFA application and is impractical at this scale.
Income Averaging (IRC §42(g)(1)(C))
CompliantSources of Funds
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.