Entity Owned 
For Lease
1 / 5
$34 SF/Yr
9 Presidential Blvd,Unit Bala, Cynwyd, PA 19004
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Property summary
AI-generated overview
The property is approximately 1,066 square feet of ground-floor retail or office space located within the Luxor Lifestyle Apartments in Bala Cynwyd. The apartment complex contains 173 residential units and provides shared amenities including a golf simulator, pool, courtyard, fitness center, and meeting spaces. The space is situated immediately adjacent to the building entrance and lobby and is served by reserved tenant parking.
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
Current use
Occupant on record · Public records
-
Medical Clinic
-
Physician
-
Apartment Building Apartment Complex
-
Law Firm
Location
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
since 2025
Last sale
$48.3M
7 recorded transactions
Zoning & alternative use
CO · Bala Cynwyd, PA
Top alternative use upside
Auto repair, garage
$76.7M
+112.7%
Retail stores
$69.9M
+93.7%
Office building
$41.5M
+15.0%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$48.75M
Value range
$43.87M – $53.62M
±10% around blend
Estimated value / SF
$188 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$43.87M
blend $48.75M
$53.62M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
259,635 SF
Lot area
2.74 ac
Year built
2021
APN
40-00-47560-00-1
Zoning
CO
Assessed value
$18,321,400
Annual tax
$765,153
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$765,153
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$49.74M
Range $20.66M – $49.74M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$48.75M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 117 sales
$139
+35%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $188/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+113%
vs current-use indication
Retail Stores
Office Building
Medical Building
Restaurant
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
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$723k
Move the market yield to see immediate price impact.
Value / SF
$3
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
5.00%7.00%9.00%
$46k
$911k
$650k
$506k
$51k
$1.01M
$723k
$562k
$56k
$1.11M
$795k
$618k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
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
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
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, PAZoning CO · permitted uses
CO · Bala Cynwyd, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
2021
Heating
FORCED AIR
Cooling
Yes
Units
173
Lot
2.74 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CO
Jurisdiction
Bala Cynwyd, PA
Recorded code
CO
Ownership Intelligence
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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
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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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