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Property profile & analytics
OFF-MARKET
Estimated value
$1,160,000
Warehouses
100 63rd St 2 Philadelphia, PA 19139-2201
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-2766455
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1926
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,000 SF
Lot
0.09 ac (4,000 SF)
Zoning code
CMX2
APN
88-4-3472-25
UPID
US73-2766455
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Abundant Life Healing Church
-
The Original YP Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.14M
CAP Approach
CAP
$1.26M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.16M
Owner & transaction history
Cobbs Creek Commons LLC · 5 yrs held
Cobbs Creek Commons LLC
since 2020
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
CMX2 · Philadelphia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.5M
+44.1%
Auto repair, garage
$1.3M
+22.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Philadelphia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Philadelphia submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,010,000
ML approach
$1,140,000
CAP Approach
CAP Return
Estimation
6%
$1,365,000
6.5%
$1,260,000
7%
$1,170,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,030,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,485,000
Change: +44% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,260,000
Change: +22% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$910,000
Change: -12% · Conversion: Difficult
RETAIL STORES
$885,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$1.16M
Range $1.04M – $1.28M · ±10% · vs last sale $1.20M (Oct 5 2020)
Last sale anchor
$1.20M
Oct 5 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$145 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$3,919
Tax year 2023
Assessed value
$280,000
Assessed 2023
Previous assessed
$280,000
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$56,000
Assessed improvement
$224,000
Land market value
$56,000
Improvement market value
$224,000
Total market value
$280,000
Applied tax rate
34.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1926
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Total area
8,000 SF
Lot
0.09 ac (4,000 SF)
Zoning code
CMX2
APN
88-4-3472-25
UPID
US73-2766455
Jurisdiction
PHILADELPHIA
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
CMX2 · Philadelphia, PA
Zoning CMX2 · permitted uses
CMX2 · Philadelphia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Philadelphia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$910,000
RETAIL STORES
Est. value
$885,000
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1926
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Cobbs Creek Commons LLC
Entity
Mailing address
700 E MAIN ST STE #204, NORRISTOWN, PA 19401-4122
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2022
—
Cobbs Creek Commons LLC
—
Deed
related
$1,500,000 · Pidc Local Development Corporation
Oct 13, 2020
—
Cobbs Creek Commons LLC
—
Deed
related
$1,680,000 · Pidc-rdc Sub-cde Xxviii LP
Oct 5, 2020
$1,200,000
Cobbs Creek Commons LLC
Hbab Enterprises LLC
Deed
$100,000 · Pidc Community Capital
Oct 15, 2009
—
Hbab Ents LLC
Boccelli Harry F
Grant Deed
related
—
—
—
Cobbs Creek Commons LLC
—
Deed Of Trust
related
$1,680,000 · Pidc-rdc Sub-cde Xxviii LP
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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