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Property profile & analytics
OFF-MARKET
Estimated value
$69,040,000
Apartment buildings
125 Evergreen Ave Philadelphia, PA 19118
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-1189501
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
211,200 SF
Lot
1.46 ac (63,598 SF)
Zoning code
CMX2
APN
88-1-0505-00
UPID
US73-1189501
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$51.11M
Comparable Approach
Comparable
$88.63M
Blend (final)
Blend
$69.04M
Owner & transaction history
Chestnut Hill House LLC · 4 yrs held
Chestnut Hill House LLC
since 2021
Last sale
$69.0M
4 recorded transactions
Zoning & alternative use
CMX2 · Philadelphia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$65.4M
+11.3%
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
$67,460,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$55,370,000
6.5%
$51,110,000
7%
$47,460,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$58,740,000
Current use
RESTAURANT
$65,400,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$53,735,000
Change: -9% · Conversion: Moderate
MEDICAL BUILDING
$51,860,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$69.04M
Range $62.14M – $75.94M · ±10% · vs last sale $69.00M (Dec 2 2021)
Last sale anchor
$69.00M
Dec 2 2021
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
$327 / 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
$525,495
Tax year 2023
Assessed value
$37,540,700
Assessed 2023
Previous assessed
$37,540,700
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$11,479,700
Assessed improvement
$26,061,000
Land market value
$11,479,700
Improvement market value
$26,061,000
Total market value
$37,540,700
Applied tax rate
9.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
11
Total area
211,200 SF
Lot
1.46 ac (63,598 SF)
Zoning code
CMX2
APN
88-1-0505-00
UPID
US73-1189501
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$58.7M
RESTAURANT
Est. value
$65.4M
OFFICE BUILDING
Est. value
$53.7M
MEDICAL BUILDING
Est. value
$51.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
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
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
11
Lot
1.46 ac
Current owner
From public records · entity-resolved
Chestnut Hill House LLC
Entity
Mailing address
1251 AVE OF THE AMERICAS, NEW YORK, NY 10020-1104
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2021
$69,000,000
Chestnut Hill House LLC
Hill House Apartment Associates LP
Special Warranty Deed
$74,000,000 · Swiss Re Life & Health America INC
Sep 5, 2019
—
Hill House Apartment Associates LP
—
Deed
related
$33,000,000 · Capital One NA
Sep 15, 2015
$42,000,000
Hill House Apartment Associates L P
M E L Realty Co
Deed
$32,420,000 · Berkadia Commercial Mortgage LLC
—
—
Hill House|mel Realty Co
—
Deed Of Trust
related
$8,000,000 · Bny Mellon NA
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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