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Property profile & analytics
OFF-MARKET
Estimated value
$83,500,000
Manufacturing properties
9801 Blue Grass Rd Philadelphia, PA 19114-1002
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-2758892
Property profile
Verified
Property type
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Year built
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
282,736 SF
Lot
21.32 ac (928,699 SF)
Zoning code
I1
APN
88-4-2735-00
UPID
US73-2758892
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
-
AIST INC Trucking Company
-
Marshalls Annex Warehouse & Storage
-
Truck Parking Plus Parking Lot & Garage
-
SB FREIGHT SERVICES, LLC Trucking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$83.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$83.50M
Owner & transaction history
Blue Grass Owner II LLC · 1 yrs held
Blue Grass Owner II LLC
since 2024
Last sale
$83.5M
7 recorded transactions
Zoning & alternative use
I1 · Philadelphia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$87.6M
+189.1%
Apartment house (5+ units)
$78.6M
+159.6%
Office building
$71.9M
+137.5%
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
$83,500,000
ML approach
$83,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$87,550,000
Change: +189% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$78,635,000
Change: +160% · Conversion: Difficult
OFFICE BUILDING
$71,935,000
Change: +138% · Conversion: Difficult
MEDICAL BUILDING
$69,425,000
Change: +129% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$52,455,000
Change: +73% · Conversion: Difficult
Blend value · Realmo final
$83.50M
Range $75.15M – $91.85M · ±10% · vs last sale $83.50M (Sep 17 2024)
Last sale anchor
$83.50M
Sep 17 2024
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
$295 / 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
$124,582
Tax year 2023
Total market value
$43,000,000
Applied tax rate
66.0000
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
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Status
Off-Market
Year built
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
282,736 SF
Lot
21.32 ac (928,699 SF)
Zoning code
I1
APN
88-4-2735-00
UPID
US73-2758892
Jurisdiction
PHILADELPHIA
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I1 · Philadelphia, PA
Zoning I1 · permitted uses
I1 · 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
RESTAURANT
Est. value
$87.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$78.6M
OFFICE BUILDING
Est. value
$71.9M
MEDICAL BUILDING
Est. value
$69.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$52.5M
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
MEDICAL BUILDING
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
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
21.32 ac
Current owner
From public records · entity-resolved
Blue Grass Owner II LLC
Entity
Mailing address
9801 BLUE GRASS RD STE #202, NEW YORK, NY 10001
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2024
$83,500,000
Blue Grass Owner II LLC
9801 Bluegrass Holdings LP
Special Warranty Deed
$56,200,000 · Forethought Life Insurance Company
Sep 9, 2022
—
Nbc Philadelphia Merchants INC
9801 Blue Grass Holdings LLC
Lease
—
Sep 8, 2022
—
9801 Bluegrass Holdings LP
—
Deed
related
$55,000,000 · Webster Bank NA
Jun 3, 2021
—
9801 Bluegrass Holdings LP
—
Deed
related
$46,500,000 · Pacweccal Debt III LLC
May 13, 2020
$10,500,000
9801 Bluegrass Holdings LLC
9801 Bluegrass Realty LLC
Grant Deed
$7,200,000 · Zee Bridge Cap LLC
Jan 23, 2015
$3,250,000
9801 Bluegrass Realty LLC
National Bakery Indl Owner Ll
Grant Deed
—
Sep 5, 2013
$3,450,000
National Bakery Industrial Owner Ll
Interstate Brands Corp
Special Warranty Deed
$46,000,000 · Deutsche Bank Trust Co Americas
Aug 22, 2011
—
Interstate Brands Corp
—
Deed Of Trust
related
$442,000,000 · Silver Point Financial LLC
Jul 14, 2011
—
Interstate Brands Corp
—
Deed Of Trust
related
$201,600,000 · Bank Of Ny Mellon Tr Co NA
Jan 19, 2005
—
Interstate Brands Corp
—
Deed Of Trust
related
$200,000,000 · J P Morgan Chase Bank
—
—
Interstate Brands Corp
—
Deed Of Trust
related
$105,000 · General Electric Capital Corp
—
—
Interstate Brands Corp
—
Deed Of Trust
related
$360,304 · Silver Point Financial LLC
—
—
Interstate Brands Corp
—
Deed Of Trust
related
$137,153 · Silver Point Financial LLC
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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