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Property profile & analytics
FOR LEASE
High-rise multifamily apartments
9 Presidential Blvd Bala Cynwyd, PA 19004
Entity Owned
~
Est. High Equity
Property ID
US73-0661172
For Lease
1 / 5
$34 SF/Yr
9 Presidential Blvd,Unit Bala, Cynwyd, PA 19004
View Listing →
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2021
Total area
259,635 SF
Lot
2.74 ac (119,354 SF)
Zoning code
CO
APN
40-00-47560-00-1
UPID
US73-0661172
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
-
Joint Regeneration of Pennsylvania Medical Clinic
-
David Zweiback, DO Physician
-
Luxor Lifestyle Apartments - Bala Cynwyd Apartment Building Apartment Complex
-
Dugan Brinkmann Maginnis Pace Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$49.74M
Blend (final)
Blend
$48.75M
Owner & transaction history
Bala Cynwyd Apartments Owner LLC
Bala Cynwyd Apartments Owner LLC
since 2025
Last sale
$48.3M
7 recorded transactions
Zoning & alternative use
CO · Bala Cynwyd, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$76.7M
+112.7%
Retail stores
$69.9M
+93.7%
Office building
$41.5M
+15.0%
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 Cynwyd submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cynwyd 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
APARTMENT HOUSE (5+ UNITS)
$36,085,000
Current use
AUTO REPAIR, GARAGE
$76,740,000
Change: +113% · Conversion: Difficult
RETAIL STORES
$69,910,000
Change: +94% · Conversion: Difficult
OFFICE BUILDING
$41,490,000
Change: +15% · Conversion: Moderate
MEDICAL BUILDING
$40,925,000
Change: +13% · Conversion: Moderate
RESTAURANT
$36,440,000
Change: +1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$33,840,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$48.75M
Range $43.87M – $53.62M · ±10% · vs last sale $48.25M (Dec 29 2025)
Last sale anchor
$48.25M
Dec 29 2025
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
$188 / 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
$765,153
Tax year 2023
Assessed value
$18,321,400
Assessed 2024
Previous assessed
$18,321,400
+0.0% YoY
Effective rate
4.18%
On assessed value
Total market value
$18,321,400
Applied tax rate
40.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
For Lease
Year built
2021
Heating
FORCED AIR
Cooling
CENTRAL
Units
173
Total area
259,635 SF
Lot
2.74 ac (119,354 SF)
Zoning code
CO
APN
40-00-47560-00-1
UPID
US73-0661172
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
CO · Bala Cynwyd, PA
Zoning CO · permitted uses
CO · Bala Cynwyd, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bala Cynwyd. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$36.1M
AUTO REPAIR, GARAGE
Est. value
$76.7M
RETAIL STORES
Est. value
$69.9M
OFFICE BUILDING
Est. value
$41.5M
MEDICAL BUILDING
Est. value
$40.9M
RESTAURANT
Est. value
$36.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$33.8M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
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
2021
Heating
FORCED AIR
Cooling
Yes
Units
173
Lot
2.74 ac
Current owner
From public records · entity-resolved
Bala Cynwyd Apartments Owner LLC
Entity
Mailing address
1300 VIRGINIA DR STE #215, FORT WASHINGTON, PA 19034-3249
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2025
$48,250,000
Bala Cynwyd Apartments Owner LLC
Csw Luxor II Bala L P
Special Warranty Deed
$37,000,000 · Acre Originator LLC
May 2, 2022
—
Csw Luxo II Bala LP
—
Deed
related
$36,637,000 · Berkadia Commercial Mortgage LLC
Apr 6, 2021
—
Csw Luxor II Bala LP
—
Deed
related
$29,000,000 · Provident Bank
Mar 19, 2019
$5,325,000
Csw Luxor II Bala LP
Brandywine Operating Ptshp LP
Grant Deed
$29,000,000 · Provident Bk
Aug 12, 2015
—
Brandywine Operating Ptshp LP
9 Presidential Associates
Grant Deed
—
Jun 16, 2004
$3,504,000
9 Presidential Associates
Owner,record
Grant Deed
related
—
—
—
9 Presidential Associates
—
Deed Of Trust
related
—
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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