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Property profile & analytics
OFF-MARKET
Estimated value
$52,950,000
Strip malls
9898 Roosevelt Blvd A Philadelphia, PA 19115-1730
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-3032162
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
213,065 SF
Lot
16.12 ac (702,057 SF)
Zoning code
CA2
APN
88-2-0000-41
UPID
US73-3032162
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
-
Mattress Firm Red Lion Plaza Furniture & Home Goods
-
Aspen Dental - Philadelphia, PA (Red Lion) Dental Office
-
Panera Bread Cafe & Coffee Shop
-
Tropical Smoothie Cafe Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$47.50M
Comparable Approach
Comparable
$63.63M
Blend (final)
Blend
$52.95M
Owner & transaction history
Carlton 262 Red Lion LLC · 4 yrs held
Carlton 262 Red Lion LLC
since 2022
Last sale
$56.5M
2 recorded transactions
Zoning & alternative use
CA2 · Philadelphia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$66.0M
+66.9%
Apartment house (5+ units)
$59.3M
+49.9%
Office building
$54.2M
+37.1%
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
$51,400,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$51,455,000
6.5%
$47,495,000
7%
$44,105,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$39,530,000
Current use
RESTAURANT
$65,975,000
Change: +67% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$59,260,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$54,210,000
Change: +37% · Conversion: Moderate
MEDICAL BUILDING
$52,315,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$36,530,000
Change: -8% · Conversion: Easy
AUTO REPAIR, GARAGE
$33,605,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$52.95M
Range $47.66M – $58.25M · ±10% · vs last sale $56.45M (Feb 28 2022)
Last sale anchor
$56.45M
Feb 28 2022
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
$249 / 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
$684,158
Tax year 2023
Assessed value
$48,875,400
Assessed 2023
Previous assessed
$48,875,400
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$9,775,080
Assessed improvement
$39,100,320
Land market value
$9,775,080
Improvement market value
$39,100,320
Total market value
$48,875,400
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
213,065 SF
Lot
16.12 ac (702,057 SF)
Zoning code
CA2
APN
88-2-0000-41
UPID
US73-3032162
Jurisdiction
PHILADELPHIA
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
CA2 · Philadelphia, PA
Zoning CA2 · permitted uses
CA2 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$39.5M
RESTAURANT
Est. value
$66.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$59.3M
OFFICE BUILDING
Est. value
$54.2M
MEDICAL BUILDING
Est. value
$52.3M
RETAIL STORES
Est. value
$36.5M
AUTO REPAIR, GARAGE
Est. value
$33.6M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Lot
16.12 ac
Current owner
From public records · entity-resolved
Carlton 262 Red Lion LLC
Entity
Mailing address
9898 ROOSEVELT BLVD, PHILADELPHIA, PA 19115-1730
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2022
$56,450,000
Carlton 262 Red Lion LLC
Red Lion Mzl LP
Special Warranty Deed
$15,500,000 · Sterling National Bank
Sep 20, 2021
—
Red Lion Mzl LP
Red Lion Mzl LP
Deed
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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