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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Retail space
9523 Bustleton Ave Philadelphia, PA 19115-3848
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-3012305
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,320 SF
Lot
0.16 ac (7,075 SF)
Zoning code
CA1
APN
88-2-9069-10
UPID
US73-3012305
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
-
Yasser Gouda, M.D. Physician
-
Car Optics Window Tinting Interior Design Auto Repair Shop
-
Mr. M Gouda Physician
-
Renee Scharf Physician
-
J phone fixes Computer & Electronic Repair Tech Support Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$750k
Comparable Approach
Comparable
$610k
Blend (final)
Blend
$630k
Owner & transaction history
Gouda Investments LLC · 10 yrs held
Gouda Investments LLC
since 2016
6 recorded transactions
Zoning & alternative use
CA1 · Philadelphia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$800,000
+8.2%
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%
$815,000
6.5%
$750,000
7%
$700,000
Alternative Use
Use
Estimation
RETAIL STORES
$740,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$800,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$680,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$146 / 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
$7,864
Tax year 2023
Assessed value
$561,800
Assessed 2023
Previous assessed
$561,800
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$112,354
Assessed improvement
$449,446
Land market value
$112,354
Improvement market value
$449,446
Total market value
$561,800
Applied tax rate
58.0000
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
Retail space
Use group
STORE, RETAIL OUTLET
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Total area
4,320 SF
Lot
0.16 ac (7,075 SF)
Zoning code
CA1
APN
88-2-9069-10
UPID
US73-3012305
Jurisdiction
PHILADELPHIA
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
CA1 · Philadelphia, PA
Zoning CA1 · permitted uses
CA1 · 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
RETAIL STORES Current
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$800,000
AUTO REPAIR, GARAGE
Est. value
$680,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Gouda Investments LLC
Entity
Mailing address
2121 COUNTRY VW LN, LANSDALE, PA 19446-6070
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Oct 24, 2017
—
Gouda Investments LLC
—
Trustees Deed
related
$720,000 · First Resource Bk
Jun 1, 2016
$575,000
Gouda Investments LLC
Orka Investments LLC
Deed
$431,250 · Trumark Financial Cu
May 29, 2015
$360,000
Orka Investments LLC
Sheriff Of Philadelphia County|rybicki Property En
Trustees Deed
related
—
Nov 9, 2006
$800,000
Rybicki Property Enterprises LLC
Wayne R Fletcher
Deed
$640,000 · Harleysville National Bank & Trust
Dec 7, 2004
$725,000
Vincent H Fletcher
Baker,r W & Kathryn G
Grant Deed
$725,000 · Philadelphia Trust Co
—
—
Orka Investments LLC
—
Deed Of Trust
related
$200,000 · Larchwood Investment Tr (ct)
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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