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 DistrictCMX1 - Neighborhood Commercial Mixed-Use

Building TypeMISC DAY CARE MASONRY

CategoryCOMMERCIAL

Year Built2012

Valuation & Sales

Market Value (TY2027)$1,150,000

Last Sale Price$1

Last Sale DateMarch 27, 2019

Taxable Land$230,000

Taxable Building$920,000

Homestead ExemptionNone

Physical Characteristics

Total Lot Area16,404 sq ft

Livable Area7,034 sq ft

Frontage125 ft

Depth133 ft

Stories1

UnitsN/A

BedroomsN/A

BathroomsN/A

Exterior ConditionAbove Average

GarageN/A

Ownership

OwnerGene Sterin Trust

Political Representation

City Council DistrictN/A

City Council MemberN/A

Ward58

PA House DistrictN/A

PA House RepresentativeN/A

PA Senate DistrictN/A

PA Senate RepresentativeN/A

Congressional DistrictN/A

Congressional RepresentativeN/A

Census Tract355

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-1Commercial Mixed-Use

Zoning Envelope

Max Height: 38 ft; Per adjacent RM-2
Lot Coverage: 70%; Per adjacent RM-2
FAR: —; Per adjacent RM-2
Max GFA: 34,448 sf
Max Units: 45; Coverage × height

Building Code (IBC Ch. 5)

Construction Type: Type V-B; wood frame · ~$108/sf base
Net Realizable Units: 45; 83% net-to-gross vs. 45 gross

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

StoriesFloor plate (SF)

Adjacency resolved: Standards governed by adjacent RM-2 district (§14-503(1)(b)).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

$8.9M

$198,506/unit

Stabilized NOI

$571K

Yield on Cost

6.4%

Above 6% threshold

Equity Multiple

1.78x

45 units / Type V Wood Frame

Revenue

Gross Potential Rent$847K

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

Effective Gross Income$786K

Development Cost

Land & Acquisition$262K

Hard Costs$6.2M

Soft Costs$2.5M

Total Development Cost$8.9M

10-yr IRR

6.6%

Below 15% threshold

Cash-on-Cash

2.8%

DSCR

1.18x

Target: 1.20x+

Year 10 NOI

$637K

Net Sale Proceeds

$4.4M

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

$851K

$7.7M total equity

4% Annual Credit

$378K

$3.4M total equity

Eligible Basis

$9.5M

100.0% applicable

Surplus (9%)

$4.1M

Fully funded

Recommendation

45 units — 9% credit is the viable path. Produces $7.7M 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: 51.8% (max 60%)

Affordable Units: 45 / 45

Applicable Fraction: 100.0%

Sources of Funds

LIHTC Equity (9%)

$7,655,175

Permanent Debt

$6,187,952

Total Sources$13,843,127

Surplus$4,130,392

Accessibility requirements45 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.