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Property profile & analytics
OFF-MARKET
Estimated value
$25,045,000
Flex space
9901 Blue Grass Rd Philadelphia, PA 19114-1013
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-0181366
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
218,208 SF
Lot
11.5 ac (500,940 SF)
Zoning code
I1
APN
88-4-2740-00
UPID
US73-0181366
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
-
Dependable blue grass Warehouse & Storage
-
Open parking Warehouse & Storage
-
KRG Enterprises, Inc Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$24.65M
Comparable Approach
Comparable
$26.86M
Blend (final)
Blend
$25.05M
Owner & transaction history
Brickman Blue Grass Owner LLC · 4 yrs held
Brickman Blue Grass Owner LLC
since 2022
Last sale
$25.3M
7 recorded transactions
Zoning & alternative use
I1 · Philadelphia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$40.5M
+73.2%
Retail stores
$37.4M
+60.1%
Auto repair, garage
$34.4M
+47.3%
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
$23,060,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$26,700,000
6.5%
$24,645,000
7%
$22,885,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$23,375,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$40,485,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$37,415,000
Change: +60% · Conversion: Moderate
AUTO REPAIR, GARAGE
$34,420,000
Change: +47% · Conversion: Easy
Blend value · Realmo final
$25.05M
Range $22.54M – $27.55M · ±10% · vs last sale $25.33M (Jun 4 2022)
Last sale anchor
$25.33M
Jun 4 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
$115 / 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
$143,116
Tax year 2023
Assessed value
$10,224,000
Assessed 2023
Previous assessed
$10,224,000
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$2,044,800
Assessed improvement
$8,179,200
Land market value
$2,044,800
Improvement market value
$8,179,200
Total market value
$10,224,000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
218,208 SF
Lot
11.5 ac (500,940 SF)
Zoning code
I1
APN
88-4-2740-00
UPID
US73-0181366
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
INDUSTRIAL (GENERAL) Current
Est. value
$23.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$40.5M
RETAIL STORES
Est. value
$37.4M
AUTO REPAIR, GARAGE
Est. value
$34.4M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
11.5 ac
Current owner
From public records · entity-resolved
Brickman Blue Grass Owner LLC
Entity
Mailing address
9901 BLUE GRASS RD, PHILADELPHIA, PA 19114-1013
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2022
$25,325,000
Brickman Blue Grass Owner LLC
Krg Realty LLC
Deed
$16,850,000 · Aetna Life Insurance Co
Mar 11, 2022
$1,125,000
Krg Realty LLC
Pidc Finandng Corporation
Deed
—
Apr 7, 2010
—
Krg Realty LLC
—
Grant Deed
related
$2,560,000 · Pnc Bank
Aug 10, 2009
—
Philadelphia Authority Of Indl D
Philadelphia Authority Of Indl D
Quit Claim Deed
related
—
Mar 2, 2005
—
Krg Realty LLC
Pidc Financing Corp
Agreement Of Sale
$1,250,000 · Pidc Financial Corp
Oct 29, 2004
$10,000
Philadelphia Authority Of Indl D
Snyder,edward A
Grant Deed
—
Oct 27, 2004
$4,850,000
Pidc Financing Corp
Blue Grass Associates
Grant Deed
—
—
—
Krg Realty LLC
—
Deed Of Trust
related
$4,122,500 · Pnc Bank
—
—
Pidc Financing Corp
—
Deed Of Trust
related
$2,900,000 · Pennsylvania Ind'l Dev Auth
—
—
Krg Realty LLC
—
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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