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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Investment properties
107 Cotton St Philadelphia, PA 19127-1561
Entity Owned
11-yr Hold
Property ID
US73-5460184
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,840 SF
Lot
0.05 ac (2,000 SF)
Zoning code
CMX2.5
APN
87-1-4014-00
UPID
US73-5460184
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
-
Christie's Nails Salon Nail Salon
-
Golden Hour Aesthetics Wellness + Spa Spa & Massage Center Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.04M
Owner & transaction history
M & T Holdings LP · 11 yrs held
M & T Holdings LP
since 2014
7 recorded transactions
Zoning & alternative use
CMX2.5 · Philadelphia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,695,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,455,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±10%
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
$132 / 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
$2,266
Tax year 2023
Assessed value
$809,400
Assessed 2023
Previous assessed
$161,880
+400.0% YoY
Effective rate
0.28%
On assessed value
Total market value
$809,400
Applied tax rate
21.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
4
Total area
7,840 SF
Lot
0.05 ac (2,000 SF)
Zoning code
CMX2.5
APN
87-1-4014-00
UPID
US73-5460184
Jurisdiction
PHILADELPHIA
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
CMX2.5 · Philadelphia, PA
Zoning CMX2.5 · permitted uses
CMX2.5 · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
4
Lot
0.05 ac
Current owner
From public records · entity-resolved
M & T Holdings LP
Entity
Mailing address
183 GREENBRIAR LN, NEWTOWN, PA 18940-1681
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2023
—
M&t Holdings LP
—
Deed
related
$1,550,000 · Provident Bank
Jul 25, 2017
—
M & T Holdings LP
—
Grant Deed
related
$1,320,000 · New York Cmnty Bk
May 20, 2015
—
M & T Holdings LP
—
Trustees Deed
related
$1,000,000 · Vist Bk
Sep 16, 2014
—
M & T Holdings LP
—
Trustees Deed
related
$200,000 · Direct Mtg Ln
Aug 29, 2014
$260,000
M & T Holdings LP
526 S 3rd LLC
Grant Deed
related
—
Mar 31, 2011
—
526 S 3rd LLC
—
Trustees Deed
related
$170,000 · Blr Associates Ltd
Aug 13, 2008
$245,000
526 S 3rd LLC
Keshgegian,richard
Grant Deed
$183,750 · East River Bk
Nov 3, 2005
$80,000
Keshgegian,richard
Regula,frances V
Grant Deed
—
Aug 22, 2005
—
Regula,frances V
Regula,mary M
Quit Claim Deed
related
—
—
—
526 S 3rd LLC
—
Deed Of Trust
related
$120,000 · Howard G Silverman
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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