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 DistrictRM3 - Residential Multi-Family

Building TypeHEALTH FAC LIFE CARE MAS

CategoryCOMMERCIAL

Year Built1904

Valuation & Sales

Market Value (TY2027)$25,734,100

Last Sale Price$1

Last Sale DateApril 15, 1986

Taxable Land$0

Taxable Building$0

Homestead ExemptionNone

Physical Characteristics

Total Lot Area219,593 sq ft

Livable Area135,423 sq ft

Frontage293 ft

Depth749 ft

Stories4

UnitsN/A

BedroomsN/A

BathroomsN/A

Exterior ConditionAbove Average

GarageN/A

Ownership

OwnerStapeley Hall

Owner 2A Penna Non Profit Cp

Political Representation

City Council DistrictN/A

City Council MemberN/A

Ward59

PA House DistrictN/A

PA House RepresentativeN/A

PA Senate DistrictN/A

PA Senate RepresentativeN/A

Congressional DistrictN/A

Congressional RepresentativeN/A

Census Tract238

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

RM-3Multi-Family Residential

Zoning Envelope

Max Height: No limit
Lot Coverage: 50%
FAR: 1.5x; 150%
Max GFA: 329,390 sf
Max Units: 439; 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: +109,797 sf; 50% of lot area
With All Bonuses: Max Units: 585; Base 439 + 146 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	439	329,390 sf	—	…	…
With the Mixed-Income bonus §14-702 Mixed-Income Housing, moderate-income tier · requires affordable units	585	439,186 sf	—	…	…

Land: — — no land price available — enter one

Use my land price:

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
Stories to Realize FAR: ~3; No height cap — FAR ÷ coverage
Net Realizable Units: 439; 83% net-to-gross vs. 439 gross

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):

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:Marginal10-yr IRR:−Doesn't Pencil

Market data: Citywide submarket

Total Dev Cost

$95.2M

$216,827/unit

Stabilized NOI

$5.6M

Yield on Cost

5.9%

Below 6% threshold

Equity Multiple

1.55x

439 units / Type III/IIA (5-over-1 podium)

Revenue

Gross Potential Rent$8.1M

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

Parking Income$158K

Effective Gross Income$7.7M

Development Cost

Land & Acquisition$25K

Hard Costs$68.1M

Soft Costs$27.1M

Total Development Cost$95.2M

10-yr IRR

5.0%

Below 15% threshold

Cash-on-Cash

2.6%

DSCR

1.18x

Target: 1.20x+

Year 10 NOI

$6.1M

Net Sale Proceeds

$40.8M

at 6.5% cap

LIHTC Screening Beta

4% + Bonds

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

$9,323K

$83.9M total equity

4% Annual Credit

$4,143K

$37.3M total equity

Eligible Basis

$103.6M

100.0% applicable

Surplus (9%)

$40.9M

Fully funded

Recommendation

439 units — 4% bond deal is non-competitive (automatic allocation, 25% test per OBBB). Produces $37.3M equity. 9% would produce $83.9M but requires competitive PHFA application and is impractical at this scale.

Income Averaging (IRC §42(g)(1)(C))

Compliant

Avg AMI: 52% (max 60%)

Affordable Units: 439 / 439

Applicable Fraction: 100.0%

Sources of Funds

LIHTC Equity (9%)

$83,905,056

Permanent Debt

$60,653,275

Total Sources$144,558,331

Surplus$40,946,837

Accessibility requirements439 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

147

§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.