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
- Contextual
- Matches adjacent district
- Lot Coverage
- Contextual
- Matches adjacent district
- FAR
- 0.7x
- 70%
- Max GFA
- 103,673 sf
- Max Units
- 138
- 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
- +37,026 sf
- 25% of lot area
- With All Bonuses: Max Units
- 187
- Base 138 + 49 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 | 138 | 103,673 sf | — | … | … |
With the Mixed-Income bonus §14-702 Mixed-Income Housing, moderate-income tier · requires affordable units | 187 | 140,699 sf | — | … | … |
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
- ~1
- No height cap — FAR ÷ coverage
- Net Realizable Units
- 138
- 83% net-to-gross vs. 138 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 1 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):
RM-2 dimensional standards are governed by the most restrictive adjacent zoning district. Values shown as “Contextual” vary by site.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
138 units — 4% bond deal is non-competitive (automatic allocation, 25% test per OBBB). Produces $11.8M equity. 9% would produce $26.5M 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.