Philadelphia property report
4500 block of Westminster Ave
An investor-heavy block: 62% of the parcels are held by LLCs or companies, with 36 open code violations.
The typical home here is up 342% since 2016, now about $89K. Property taxes are climbing about 14% a year.
- Owner-occupied
- Investor / LLC
- Absentee
- Vacant
- Has violations
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By the Numbers
How fast it's moving
Assessed-value change for the typical home. Philadelphia taxes a flat 1.3998% of value, so the bill moves with it.
The makeup of the block
Every home, plotted by size and assessed value — press play and watch the block reprice from 2016 to 2027. One bubble per house (area = lot size), colored by who owns it; a gold ring marks a material assessment exemption whose legal basis is not established by the roll. Click a bubble for its report.
- Owner-occupied
- Investor / LLC
- Absentee
- Vacant
- Assessment exemption
- Bubble = lot size
- → bigger interior · ↑ higher value
Assessed values from the city's year-by-year assessment record — a proxy for price, lumpy in reassessment years.
How the block compares
The typical home here is $89K — about 0.4× the citywide median home, and below the ZIP 19131 median of $165K. The same block, read against everyone else in the ZIP 19131 and across Philadelphia.
| This block | ZIP 19131 | Philadelphia | |
|---|---|---|---|
| Median home value | $89K | $165K | $230K |
| Owner-occupied | 8% | 48% | 48% |
Safety & quality of life
Within 200 metres of the block over the last 12 months: 111 reported crimes (about 9 a month, 43% of them violent) and 200 resident 311 requests to the city. A busy commercial corridor logs far more than a quiet residential block, so read this against nearby blocks, not the citywide total.
Most reported crimes
Top 311 complaints
Philadelphia Police incident reports and 311 service requests within 200m, trailing 12 months. Reported location, not necessarily where an incident occurred.
Schools
The public schools this block is zoned for — its official School District of Philadelphia catchments.
Catchment assignments from the School District of Philadelphia via City of Philadelphia open data. Confirm with the District before enrollment decisions.
What it's worth, and where taxes are going
- $89K typical home, up +342% since 2016
- Median assessment-based tax estimate $270 to $1,138 a year through 2027, +14%/yr
- 2027 block estimate: — assessed, about $16,253/yr from taxable assessments, or $1,250 per home — not live account balances
Median assessed value · 2016–2027
▲ +342% since 2016
Estimated property tax · per home, per year
▲ +321% since 2016 · ~+14%/yr
Who really pays
Philadelphia's 1.3998% rate applies to the taxable assessment. The OPA roll shows exemptions that can make an estimate lower than the full assessed-value scenario; this chart does not identify their legal basis.
- 4517 Westminster Avemajor assessment exemption0.00%$0/yr on $75K
- 4528 Westminster Avemajor assessment exemption0.24%$210/yr on $87K
- 4521 Westminster Avemajor assessment exemption0.29%$514/yr on $178K
One large gap: 4521 Westminster Ave has a $514/year assessment-based estimate on $178K assessed value — about 21% of the $2,487 full-assessment scenario. Verify the exemption basis and live account before relying on either number.
The block as an asset
Read like a financial asset, this block has beaten the Philadelphia market, compounding +14.5% a year against the city's 6.5%.
Indexed performance · this block vs. the Philadelphia market
Rebased to 100 in 2016, like a stock against its index. $100 in the typical home here would be worth $442 today versus $201 across Philadelphia — this block outpaced the market.
Return is from assessed-value history (a proxy for market price, lumpy in reassessment years); rental yield is estimated from ACS area rents. Informational only, not investment advice.
How often it changes hands
This block has recorded 20 arm's-length sales since 2001. The typical home has sold 1 time in that window, while 2 have not changed hands at all.
Every recorded sale · price & date
Who owns it
Ownership of 19 parcels
- Owner-occupied 5
- Investor / LLC 6
- Absentee individual 4
- Vacant 4
Value distribution today
| Owner | On block | Owns citywide | Portfolio value | Tax bills mail to | Source |
|---|---|---|---|---|---|
| Philadelphia Housing Auth (city agency) | 2 | 4773 | $1.4B | 2013 Ridge Ave, Philadelphia PA, 19121 | phila.gov ↗ |
| Km2021 Owner LLC | 1 | 43 | $5.1M | 2755 Philmont Ave, Huntingdon Valley PA, 19006 | phila.gov ↗ · registry ↗ |
| Darnell Russell Investments LLC | 1 | 24 | $4.1M | Po Box 53035, Philadelphia PA, 19105 | phila.gov ↗ · registry ↗ |
| Alon 3 LLC | 1 | 12 | $945K | 939 Township Line Rd, Elkins Park PA, 19027 | phila.gov ↗ · registry ↗ |
| Cm Ventures 4 LLC | 1 | 6 | $1.1M | 401 W Price St, Philadelphia PA, 19144 | phila.gov ↗ · registry ↗ |
| Destiny Worship Center (individual) | 2 | 2 | $589K | — | phila.gov ↗ |
| Sharpen Properties LLC | 1 | 1 | $156K | 527 N 36th St, Philadelphia PA, 19104 | phila.gov ↗ · registry ↗ |
| 4514 Westminster Ave Jf LLC | 1 | 1 | $56K | 4514 Westminster Ave, Philadelphia PA, 19131 | phila.gov ↗ · registry ↗ |
| 4520 Westminster Ave Associates LLC | 1 | 1 | $81K | 541 W Lehigh Avenue Suite A, Philadelphia PA, 19133 | phila.gov ↗ · registry ↗ |
| Urban Philly Properties LLC | 1 | 1 | $56K | 4523 Westminster Ave, Philadelphia PA, 19131 | phila.gov ↗ · registry ↗ |
The mailing address is where the assessor sends the tax bill — for an LLC, often the closest public record gets to the person behind it. "Registry" searches the owner's name in state incorporation records (OpenCorporates).
House by house
All 19 homes on the block — value trajectory, ownership, and the paper trail assembled from the fetched public datasets. Sorted up the street; each links to its property report and official sources — or download the roster (CSV).
Every house's assessed value, 2016–2027 — each line is one home
Worth a look
| Address | Ownership | Value & trend | Bd/Ba | Sq ft | Built | Sales | Flags |
|---|---|---|---|---|---|---|---|
| 4500-02 WESTMINSTER AVE Place of worship New constructionbuilt new (reduced taxable assessment shown). | Owner-occupied | $528K | —/— | 6,480 | 1940 | 0 | assessment exemption · basis unverified |
| 4501-15 WESTMINSTER AVE Apartment building Torn down & rebuiltdemolished in 2014 and rebuilt (2014). | Absentee individual | $153K | —/— | 4,130 | 2014 | 0 | 13 viol |
| 4504 WESTMINSTER AVE Vacant lot HistoryInspection passed (2004); 2 L&I violations (2008). | Vacant | $61K | —/— | — | — | 0 | |
| 4506 WESTMINSTER AVE ImprovedBought for $20K in 2010. Owner pulled a make safe permit for rp permit in 2024. | Investor / LLC | $156K | —/— | 1,800 | 1925 | 1 | |
| 4508 WESTMINSTER AVE Vacant lot History2 L&I violations (2010); 2 L&I violations (2011); 2 L&I violations (2012); 2 L&I violations (2013). | Vacant | $57K | —/— | — | — | 0 | |
| 4510 WESTMINSTER AVE Vacant lot History2 L&I violations (2008); 2 L&I violations (2013). | Vacant | $57K | —/— | — | — | 0 | |
| 4512 WESTMINSTER AVE Vacant lot History2 L&I violations (2010); 2 L&I violations (2011); 2 L&I violations (2012); 2 L&I violations (2013). | Vacant | $56K | —/— | — | — | 0 | |
| 4514 WESTMINSTER AVE ImprovedBought for $25K in 2024. Owner pulled a addition and/or alterations permit in 2025. | Owner-occupied | $56K | 3/1 | 1,256 | 1925 | 1 | |
| 4516 WESTMINSTER AVE House Torn down & rebuiltdemolished in 2026 and rebuilt (2026). | Absentee individual | $82K | 3/1 | 1,256 | 1925 | 0 | assessment exemption · basis unverified2 viol |
| 4517 WESTMINSTER AVE New constructionBought for $8K in 2001, built new under a 2019 permit (reduced taxable assessment shown), sold for $20K in 2018. | Owner-occupied | $76K | —/— | 1,124 | 1920 | 2 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 4518 WESTMINSTER AVE Frequently tradedTraded 5×: $40K in 2004 → $65K in 2020 (+63%). | Investor / LLC | $81K | 3/2 | 1,256 | 1925 | 5 | licensed rental |
| 4519 WESTMINSTER AVE History2 L&I violations (2014); sold $168K (2017); 2 L&I violations incl UNSAFE STRUCTURE (2020); Inspection failed ×3 (2020); Inspection failed ×2 (2021); Inspection failed (2022); L&I: 1 failed, 1 passed (2023). | Investor / LLC | $78K | 3/1 | 1,200 | 1925 | 1 | licensed rental |
| 4520 WESTMINSTER AVE ImprovedBought for $3K in 2023. Owner pulled a plumbing permit in 2011. | Investor / LLC | $81K | 3/1 | 1,256 | 1925 | 1 | 4 viol |
| 4521 WESTMINSTER AVE New constructionbuilt new under a 2017 permit (reduced taxable assessment shown). | Absentee individual | $156K | 3/1 | 1,070 | 1925 | 1 | licensed rentalassessment exemption · basis unverifiedlien in pre-2017 ledger |
| 4522 WESTMINSTER AVE Historysold $13K (2015); 4 L&I violations incl UNSAFE STRUCTURE (2026); Inspection failed ×3 (2026). | Absentee individual | $117K | 3/1 | 1,256 | 1925 | 1 | 4 viol |
| 4523 WESTMINSTER AVE ImprovedBought for $50K in 2021. Owner pulled a alterations permit in 2024. | Owner-occupied | $56K | 3/1 | 1,272 | 1925 | 2 | 13 viollien in pre-2017 ledger |
| 4524 WESTMINSTER AVE Multi-family New constructionBought for $45K in 2015, built new under a 2019 permit, sold for $30K in 2019. | Investor / LLC | $187K | 3/1 | 1,256 | 1925 | 2 | licensed rental |
| 4526 WESTMINSTER AVE Frequently tradedTraded 3×: $16K in 2009 → $6.5M in 2022 (+40494%). | Investor / LLC | $149K | 3/1 | 1,256 | 1925 | 3 | licensed rental |
| 4528 WESTMINSTER AVE New constructionbuilt new under a 2025 permit (reduced taxable assessment shown). | Owner-occupied | $89K | 3/1 | 1,500 | 1923 | 0 | assessment exemption · basis unverified |
Neighborhood
First time here?
This is the 4500 block of Westminster Ave,
on paper.
19 homes. The deeds, permits, L&I rows, assessments and sales fetched for this report — with links back to official sources.
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The whole record is free.
Permits, violations, taxes, deeds, ownership, and block context are all here. The public record is free to read; membership is for deeper research.
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What to catch on the way down.
On the way down: the map (tap any building, even off this block), the who-really-pays bar, and the house-by-house roster. Every address opens its own report.
Generated 2026-07-10 from public City of Philadelphia records · Download this block's data (CSV)