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Property profile & analytics
OFF-MARKET
Estimated value
$45,485,000
Flex space
4422 Wissahickon Ave 88 Philadelphia, PA 19144
Individually Owned
18-yr Hold
Free & Clear
Property ID
US73-1849083
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
394,617 SF
Lot
17.27 ac (752,368 SF)
Zoning code
ICMX
APN
88-4-1320-05
UPID
US73-1849083
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
$44.57M
Comparable Approach
Comparable
$27.59M
Blend (final)
Blend
$45.49M
Owner & transaction history
Forty Seven Hundred · 18 yrs held
Forty Seven Hundred
since 2007
3 recorded transactions
Zoning & alternative use
ICMX · Philadelphia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$73.2M
+73.2%
Retail stores
$67.7M
+60.1%
Auto repair, garage
$62.2M
+47.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$48,285,000
6.5%
$44,570,000
7%
$41,385,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$42,270,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$73,215,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$67,660,000
Change: +60% · Conversion: Moderate
AUTO REPAIR, GARAGE
$62,245,000
Change: +47% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$54,775,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$45.49M
Range $40.94M – $50.03M · ±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
$115 / 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
$225,991
Tax year 2023
Assessed value
$16,144,500
Assessed 2023
Previous assessed
$16,144,500
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$3,688,500
Assessed improvement
$12,456,000
Land market value
$3,688,500
Improvement market value
$12,456,000
Total market value
$16,144,500
Applied tax rate
38.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
394,617 SF
Lot
17.27 ac (752,368 SF)
Zoning code
ICMX
APN
88-4-1320-05
UPID
US73-1849083
Jurisdiction
PHILADELPHIA
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
ICMX · Philadelphia, PA
Zoning ICMX · permitted uses
ICMX · 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
INDUSTRIAL (GENERAL) Current
Est. value
$42.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$73.2M
RETAIL STORES
Est. value
$67.7M
AUTO REPAIR, GARAGE
Est. value
$62.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$54.8M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
17.27 ac
Current owner
From public records · entity-resolved
Forty Seven Hundred
Individual
Free & Clear · 18 yrs held
Mailing address
101 RICHARDSON ST, BROOKLYN, NY 11211-1344
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2025
—
Forty Seven Hundred LP
—
Deed
related
$25,000,000 · Bank Of Montreal
Oct 18, 2007
—
Forty Seven Hundred
Forty Seven Hundred
Quit Claim Deed
related
—
Jul 25, 2006
$28,250,000
Forty Seven Hundred LP
Philadelphia Design & Distribution
Deed
$23,000,000 · Wachovia Bank 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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