2026 taxable assessment $194,880 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $433,000; it is not the 2026 billed-year value.
Multi-family report
1320 Grove St
6 bd · 6 ba · 3 stories · 3,480 sqft · RM1 · built 2025
Entity-held · assessed $418K (2026) · 2027 OPA assessment $433K · 4 licensed units · sold 1×. On the 1300 block of Grove St.
BlockReport AI · cited public records
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Property summary
Assessment$417,6002026 OPA assessment · 2027: $433,000
Last sale—No sale value available
Est. tax bill$2,728/year2026 taxable assessment · full-value scenario $5,846/year · basis and term unverified
Tax delinquencyNo 2022 matchNot proof account is current
Permits8Every fetched City permit
Violations0 open9 historical across 4 cases
“Open” reflects records available then historical records keep their source dates estimates are labeled
Question or correct this record
BlockReport can explain a discrepancy, but it cannot rewrite an official City record. Use the agency that owns the underlying fact:
Property tax
The estimate, live balance, and back-tax record are different.
BlockReport can calculate the annual tax from the City’s taxable assessment. Payments, credits, interest, and a current amount due live separately in Philadelphia Tax Center.
A Tax Center balance is net of bills, payments, credits, interest, and adjustments. A credit—or an amount due—is not automatically “back taxes.”
OPA 3620000392026 OPA taxes $194,880 of $417,600 assessed. The assessment fields alone do not identify a program, approval date, expiration, or buyer eligibility.
See the assessment math →Applying the same rate to the billed-year full assessment. OPA's numeric split does not say when or whether the current treatment changes.
See the assessment math →Historical delinquency sources No current conclusion
This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
What stands out
From the public recordNew construction
Record summarynew construction appears in a 2023 permit with a reduced taxable assessment shown.
View supporting records →What to do with this
The record, translated into moves — what a buyer, the owner, and a landlord would each want to check next under Philadelphia's actual rules.
If you’re buying
Verify the current tax bill and exemption
The 2026 taxable assessment implies about $2,728/yr, while applying the same rate to the full assessment would imply about $5,846/yr — $3,118/yr more. OPA's assessment split does not establish the exemption program, expiration, or buyer eligibility. Verify the basis and live bill with OPA and Revenue.
The last transfer used nominal consideration
The latest deed records $100 or less. That is not a usable market-sale price and can reflect a family, estate, gift, correction, or entity transfer. Inspect the deed and order a title search rather than inferring the relationship or chain.
If you’re the landlord
Licensed rental — keep it that way
Renewal requires city tax clearance and zero open L&I violations on the property. A lapsed license suspends the right to collect rent or evict.
Derived from the fetched property records and linked City guidance as of 2026. Assessment treatment is not a substitute for an exemption approval, live balance, title report, license, occupancy certificate, or inspection. Informational only — not legal, tax, or investment advice.
Who's behind it
Ikigai Properties Fb LLC · corporate / LLC owner
• Owns 4 properties across Philadelphia under this name, assessed at $1.7M combined
• Tax bills mail to 203 Cadwallader Rd, Warrington PA, 18976 — outside Philadelphia
• Holds an active rental license for this address
Assessment and tax history
Every fetched annual City assessment for this building, compared with its block and ZIP. The figures show assessment change, the billed-year tax estimate, dated tax records, and recorded transfers. They do not estimate market appreciation or investment return.
Assessed value
$417,600
2026 billed-year assessment · 2027: $433,000 · built 2025
Price / sq ft
$124
block $177 · below block
Assessment change
+116%
+47%/yr since 2025 · 2027 +4% vs 2026
Est. tax bill / yr
$2,728
0.65% effective, reduced taxable assessment
Jun 2022 tax snapshot
No match
not proof the account is current
Times sold
1
licensed rental
Assessment vs. the block and ZIP · every dated City record marked on the line
- OPA assessment · 2025$201K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2026$418K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2027$433K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- Permit · 2023-05-07Combined Lot Line Relocation and New Dev…This permit category usually covers the property’s allowed use, dimensions, occupancy, or site configuration. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2023-06-12New construction, addition, GFA changeThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2024-10-17New ConstructionThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2024-08-02New Construction or AdditionsThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2025-05-28ExcavationThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- L&I violation · 2020-02-20PERM Z- NEW USEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2022-12-19VACANT LOT LICENSEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2022-12-19NEW USEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2023-11-02RUBBISH & GARBAGEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2023-11-02EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2023-11-02EXTERIOR AREA WEEDSA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2020-09-21L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2022-12-20L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2023-12-16L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2025-08-22L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- License · 2007-03-29Vacant Residential Property / LotA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2025-08-28RentalA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
Property assessmentBlock median & rangeZIP 19146 medianAssessmentL&I violationPermitInspectionLicense
Scroll horizontally to move through the years. Each icon sits on its recorded date; records without a day are labeled and centered within their year. Select one to explain the filing.
Highlight
Every dated record17 events · exact dates, newest first
- LicenseRental
- InspectionL&I investigation
- PermitExcavation
- PermitNew Construction
- PermitNew Construction or Additions
- InspectionL&I investigation
- L&I violationRUBBISH & GARBAGE
- L&I violationEXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE
- L&I violationEXTERIOR AREA WEEDS
- PermitNew construction, addition, GFA change
- PermitCombined Lot Line Relocation and New Dev…
- InspectionL&I investigation
- L&I violationVACANT LOT LICENSE
- L&I violationNEW USE
- InspectionL&I investigation
- L&I violationPERM Z- NEW USE
- LicenseVacant Residential Property / Lot
The paper trail
New constructionnew construction appears in a 2023 permit with a reduced taxable assessment shown.
- 2022 L&I: 1 failed, 1 passedL&I visit
- 2023 Combined Lot Line Relocation and New Dev…PermitNew construction, addition, GFA changePermit6 L&I violationsL&IL&I: 5 failed, 1 passedL&I visit
- 2024 New ConstructionPermitNew ConstructionPermitNew Construction or AdditionsPermitNew ConstructionPermitNew ConstructionPermit
- 2025 ExcavationPermitInspection passedL&I visit
Records behind the chart
Browse the source ledger
The chart above is the primary timeline. This drawer preserves every underlying dated row and its filed status for source-level review.
Browse 26 dated records deeds, permits, inspections, licenses, violations, certifications & appeals
- LicenseRental
License 0987429 · Active
IKIGAI Properties FB LLC · Expires 2026-08-27
- InvestigationL&I investigation
Case CF-2022-124727 · PASSED
The cited inspection visit was marked passed.
- PermitExcavation
Permit SP-2024-000186 · Completed
Site / Utility Permit for CP-2023-006946
- PermitNew Construction
Permit FP-2024-001433 · Completed
FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY FOUR (4) FAMILY DWELLING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2023-006946 FOR ASSOCIATED BUILDING PERMIT.
- PermitNew Construction
Permit EP-2024-006882 · Completed
INSTALL 400 AMP ELECTRICAL SERVICE AND 5 METER PACKS WITH PROPER GROUNDING AND BONDING. INSTALL 5 CIRCUIT BREAKER PANELS, ONE FOR HOUSE AND 4 FOR DWELLING UNITS. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS. INSTALL FIRE ALARM SYSTEM ACCORDING TO THE 2017 NEC, NFPA 72 AND PER PLANS.
- PermitNew Construction or Additions
Permit PP-2024-003587 · Completed
plumbing per plan
- PermitNew Construction
Permit MP-2024-001601 · Completed
FOR THE INSTALLATION OF HVAC APPLIANCES, GRDS, BATHROOM & CLOTHES DRYER EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A FOUR (4) FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2023-006946 FOR ASSOCIATED BUILDING PERMIT.
- PermitNew Construction
Permit CP-2023-006946 · Completed
NEW CONSTRUCTION OF A THREE (3) STORY, FOUR (4) FAMILY DWELLING TO INCLUDE UNDERPINNING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK. *2018 IBC REVIEW*
- InvestigationL&I investigation
Case CF-2023-114822 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationEXTERIOR AREA WEEDS
Case CF-2023-114822 · Violation VI-2023-086448 · Code PM15-302.4 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE
Case CF-2023-114822 · Violation VI-2023-086447 · Code PM15-302.8 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationRUBBISH & GARBAGE
Case CF-2023-114822 · Violation VI-2023-086449 · Code PM15-308.1 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2023-056895 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2023-056895 · PASSED
The cited inspection visit was marked passed.
- ViolationRUBBISH & GARBAGE
Case CF-2023-056895 · Violation VI-2023-042741 · Code PM15-308.1 · COMPLIED
Resolution: COMPLIED - BY ENFORCEMENT ACTION City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE
Case CF-2023-056895 · Violation VI-2023-042739 · Code PM15-302.8 · COMPLIED
Resolution: COMPLIED - BY ENFORCEMENT ACTION City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEXTERIOR AREA WEEDS
Case CF-2023-056895 · Violation VI-2023-042740 · Code PM15-302.4 · COMPLIED
Resolution: COMPLIED - BY ENFORCEMENT ACTION City marked this violation complied with; check the resolution date and live case for what was accepted.
- PermitNew construction, addition, GFA change
Permit ZP-2023-006167 · Issued
FOR THE ERECTION OF AN ATTACHED STRUCTURE( NTE 38' HIGH) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION
- PermitCombined Lot Line Relocation and New Dev…
Permit ZP-2023-004521 · Issued
FOR THE LOT ADJUSTMENT TO CREATE TWO(2) PARCELS "PARCEL A" AND "PARCEL B" FROM FIVE(5) OPA ACCOUNTS ( 1328 GROVE ST, PREMISES "C", 1326 GROVE ST, PREMISES "B" , 1324 GROVE ST, PREMISES "A; 1322 GROVE ST; PREMISES "A AND FROM 1320 GROVE STREET) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION.
- InvestigationL&I investigation
Case CF-2022-124727 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case 724839 · PASSED
The cited inspection visit was marked passed.
- ViolationVACANT LOT LICENSE
Case CF-2022-124727 · Violation VI-2022-093822 · Code 9-3904 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationNEW USE
Case CF-2022-124727 · Violation VI-2022-093821 · Code A-301.1/65 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case 724839 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationPERM Z- NEW USE
Case 724839 · Violation 211991769 · Code A-301.1/65 · CLOSED
Resolution: CLOSED - REISSUED/REWRITTEN City marked the record closed; open the case for the closing reason.
- LicenseVacant Residential Property / Lot
License 404858 · Inactive
CAN TRUONG · Expires 2016-02-29
What this record suggests
The City file documents 8 permits touching bathroom work, electrical work, plumbing. 8 carries a completed, issued, or approved status; that documents the filing, not the present quality of the work.
Flags: material assessment exemption — legal basis and term unverified · active rental license. Informational only — not investment advice or a consumer report (FCRA).
The assessment exemption gap
OPA's 2026 taxable assessment implies about $2,728/year. Applying the same 1.3998% rate to the full assessed value would imply ~$5,846/year — $3,118/year more. That is a scenario, not a forecast: the assessment split alone does not identify the exemption program, approval date, expiration, transfer treatment, or live Tax Center balance.
2026: ($417,600 assessed − $222,715 exempt) × 1.3998% ≈ $2,728/yr
full-assessment scenario: $417,600 × 1.3998% ≈ $5,846/yr
The OPA amount does not prove a ten-year abatement or any other specific program. Obtain the approval history and verify the current Tax Center account; a buyer should not assume the seller's relief transfers or restarts.
The property, on paper
The city assessor's field record — the physical spec sheet behind the assessed number.
Bedrooms
6
Bathrooms
6
Stories
3
Interior
3,480 sqft
livable area
Lot
1,443 sqft
Basement
Full, finished
city code A
Heat
Forced hot air
city code A
Central air
Yes
Exterior condition
Newer construction
city code 1
Newer construction
Interior condition
Newer construction
city code 1
Newer construction
Zoning
RM1
city zoning code
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Run the numbers
What owning 1320 Grove St takes, at your price and your rate. Taxes start with an annual estimate from the City’s taxable assessment, not a current bill or balance; rent starts at 4 licensed units × ~85% of the area's median unit rent — the whole building's income, not one unit's. Assessed value is not an asking price — set the price slider to the real one.
Mortgage
—
P&I · 30-yr fixed
All-in monthly
—
+ taxes & insurance
Estimated cash needed
—
down + 4% planning allowance
Modeled cash flow
—
rent − shown costs · /mo
Modeled cap rate
—
modeled NOI ÷ price
Modeled cash-on-cash
—
modeled year-1 return
Scenario for orientation, not advice. Assumes a 30-year fixed loan, $2,800/yr insurance, 1% of price/yr maintenance, and buyer cash equal to the down payment plus 4%. Taxes use this parcel's taxable assessment with an optional full-assessment stress test, not a live Tax Center balance. Cash flow and returns exclude vacancy, management, utilities, HOA or condo fees, leasing costs, income tax, and unplanned capital work.
Block context
1320 Grove St sits on the 1300 block of Grove St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 1318 Grove St · 1326 Grove St
Where this comes from
- Assessment, spec sheet & owner — OPA Property Assessments, Office of Property Assessment
- Sales & deed history — Realty Transfer Tax records, Recorder of Deeds
- Permits, violations & inspections — L&I Property History · Atlas
- Tax delinquency snapshot · June 2022 — Real Estate Tax Delinquencies, Dept. of Revenue
- Historical tax ledger & liens · through 2016 — Real Estate Tax Balances, Dept. of Revenue
- Current property-tax balance — Verify with Philadelphia Revenue
- Zoning appeals — L&I & Zoning Board appeals
- Neighborhood income & rents — US Census ACS 5-year estimates
- Historical mortgage rates — Freddie Mac Primary Mortgage Market Survey, annual averages
- Imagery — Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 11, 2026, 2:32 AM ET. Available City datasets are queried from OpenDataPhilly (phl.carto.com) and the cited City ArcGIS feeds; record queries paginate rather than silently taking a first page. For this property: Permits: queried · Violations: queried · Investigations: queried · Appeals: queried · Licenses: queried · Building certifications: queried. “Unavailable” means the source query failed or was not supplied, not “no record.” Reports re-pull on view after seven days and on an overnight rolling schedule; citywide benchmarks recompute weekly. Source dates still govern: the parcel-level tax-delinquency snapshot is June 2022 and the separate detailed tax ledger ends in 2016, so neither establishes today’s balance. The live balance and date-effective payoff must be verified in Tax Center. AI-written passages are grounded in the assembled record and rejected if they state a number the record does not hold.
Official city record ↗ · L&I history ↗ · See the whole block · Download this record (JSON)