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Property profile & analytics
OFF-MARKET
Estimated value
$1,560,000
Assisted living facilities
495 Abington Ave Philadelphia, PA 19118-2906
Entity Owned
~
Est. High Equity
Property ID
US73-0081580
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
62,600 SF
Lot
1.9 ac (82,895 SF)
Zoning code
RSD3
APN
88-1-4213-50
UPID
US73-0081580
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
-
The Terrace at Chestnut Hill Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.56M
Owner & transaction history
Elmor Chestnut Hill Propco LLC
Elmor Chestnut Hill Propco LLC
since 2026
6 recorded transactions
Zoning & alternative use
RSD3 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$2,190,000
Current use
Blend value · Realmo final
$1.56M
Range $1.40M – $1.72M · ±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
$25 / 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
$101,576
Tax year 2023
Assessed value
$7,256,500
Assessed 2023
Previous assessed
$7,256,500
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,814,125
Assessed improvement
$5,442,375
Land market value
$1,814,125
Improvement market value
$5,442,375
Total market value
$7,256,500
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
3
Total area
62,600 SF
Lot
1.9 ac (82,895 SF)
Zoning code
RSD3
APN
88-1-4213-50
UPID
US73-0081580
Jurisdiction
PHILADELPHIA
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
RSD3 · Philadelphia, PA
Zoning RSD3 · permitted uses
RSD3 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
3
Lot
1.9 ac
Current owner
From public records · entity-resolved
Elmor Chestnut Hill Propco LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2026
—
Chestnut Hill Al Propco LLC
—
Deed
related
$7,000,000 · Popular Bank
Jan 20, 2026
$9,074,350
Elmor Chestnut Hill Propco LLC
Philadelphia Pa Senior Property LLC
Special Warranty Deed
—
Mar 4, 2019
—
Philadelphia Pa Senior Property LLC
—
Deed
related
$8,775,000 · Berkadia Commercial Mortgage LLC
Nov 19, 2015
$20,657,000
Philadelphia Pa Senior Property LLC
Crp Chestnut Hill LP
Deed
$136,175 · Capital One Bank NA
Mar 12, 2012
—
Chestnut Hill LP
—
Deed Of Trust
related
$75,000,000 · Key Bank & Trust
Apr 4, 2006
$7,665,000
Crp Chestnut Hill LP
Kapson Chestnut Hill Corp
Special Warranty Deed
$7,000,000 · Merrill Lynch Capital
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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