8011 Germantown Ave Philadelphia, PA 19118-3420
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$470k
Range $423k – $517k (±10%)
Implied cap rate
4.70%
In-place · NOI ÷ last sale
Property ID
US73-2438735
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,868 SF
Lot
0.05 ac (2,108 SF)
Zoning code
CMX2.5
APN
87-1-0204-00
UPID
US73-2438735
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store Printing Service
-
(Bike/Boat/Book/etc) Store
-
Gym & Fitness Center Alternative Medicine Practice
-
Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$480k
CAP Approach
CAP
$340k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$470k
Owner & transaction history
since 2022
Last sale
$529,900
1 recorded transaction
Zoning & alternative use
CMX2.5 · Philadelphia, PA
Zoning description
CMX-2.5 Neighborhood Commercial Mixed-Use-2.5 Various special district controls CMX-3 Community Commercial Mixed-Use C-3 RC-3 CMX-4 Core Commercial Mixed-Use C-4 CMX-5 Center City Core Commercial Mixed-Use C-5 CA-1 Auto-…
General category
MIXED_USE
Top alternative use upside
Office building
$475,000
+108.5%
Medical building
$460,000
+101.3%
Neighborhood: shopping center
$345,000
+52.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 54 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$470k
Value range
$423k – $517k
±10% around blend
Estimated value / SF
$252 / SF
Confidence
High
54 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$423k
blend $470k
$517k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,868 SF
Lot area
0.05 ac
Year built
1930
Stories
2
APN
87-1-0204-00
Assessed value
$442,000
Annual tax
$6,187
3
Income approach: direct capitalization
Partial preview
Income approach indication
$340k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$370k
@ 6.5% CAP return
$340k
@ 7% CAP return
$315k
4
Sales comparison
Partial preview
Sales approach indication
$301k
Weighted, 20 comps · high confidence
Evidence
54 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.3 mi away · 1,903 SF
2.7 mi away · 2,220 SF
3.2 mi away · 1,778 SF
4.0 mi away · 2,288 SF
4.1 mi away · 2,208 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$470k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 2989 sales
$122
+106%
County 2989 sales
$122
+106%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $252/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+109%
vs current-use indication
Medical Building
Neighborhood: Shopping Center
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 54 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
4.70%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.70%
9.0%
NOI (est.)
$37k *
Last sale · Feb 2022
$530k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$789k
Move the market yield to see immediate price impact.
Value / SF
$422
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.20%4.70%5.20%
$33k
$795k
$710k
$642k
$37k
$883k
$789k
$713k
$41k
$971k
$868k
$785k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
54 found
High confidence · county-verified
Closest comparable
$375k
1.0 mi · Jan 2026 · $162/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$6,187
Tax year 2023
Assessed value
$442,000
Assessed 2023
Previous assessed
$442,000
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$88,400
Assessed improvement
$353,600
Land market value
$88,400
Improvement market value
$353,600
Total market value
$442,000
Applied tax rate
9.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1930
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Total area
1,868 SF
Lot
0.05 ac (2,108 SF)
Zoning code
CMX2.5
APN
87-1-0204-00
UPID
US73-2438735
Jurisdiction
PHILADELPHIA
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
CMX2.5 · Philadelphia, PAZoning CMX2.5 · permitted uses
CMX2.5 · Philadelphia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
CMX-2.5 Neighborhood Commercial Mixed-Use-2.5 Various special district controls CMX-3 Community Commercial Mixed-Use C-3 RC-3 CMX-4 Core Commercial Mixed-Use C-4 CMX-5 Center City Core Commercial Mixed-Use C-5 CA-1 Auto-…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1930
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Lot
0.05 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CMX2.5
MIXED_USE
Jurisdiction
Philadelphia, PA
Recorded code
CMX2.5
Official district
CMX2.5
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CMX2.5 in Philadelphia, PA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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