2026 taxable assessment $149,100 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $620,000; it is not the 2026 billed-year value.
Multi-family report
1356 S Bouvier St
4 bd · 3 ba · 2 stories · 2,354 sqft · RSA5 · built 2017
Investor / LLC · assessed $746K (2026) · 2027 OPA assessment $620K · 2 licensed units · sold 1×. On the 1300 block of S Bouvier St.
Property summary
Assessment$745,5002026 OPA assessment · 2027: $620,000
Last sale—No sale value available
Est. tax bill$2,087/year2026 taxable assessment · full-value scenario $10,436/year · basis and term unverified
Tax delinquencyNo 2022 matchNot proof account is current
Permits6Every fetched City permit
Violations0 open6 historical across 3 cases
“Open” reflects records available then historical records keep their source dates estimates are labeled
BlockReport AI · cited public records
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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 3652374052026 OPA taxes $149,100 of $745,500 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
Why it mattersBought for $100K in 2015, built new under a 2015 permit (reduced taxable assessment shown).
View supporting records →City Property History
Fetched L&I and zoning records
Every row successfully fetched for this report is counted below. Dataset availability and matching can differ from the City's interactive file; use the official link for current detail.
- Recorded owner
- Skylight Real Estate LLC
- Tax mailing address
- 859 N 28TH ST, PHILADELPHIA PA, 19130
- L&I district
- CENTRAL WEST
- Building ID (BIN)
- 1543440
- OPA account
- 365237405
Permits6Every dated permit
Violation cases36 violation records · 0 open
Investigations0No match
Building certifications4Latest result: Certified
Business licenses11 active
Appeals1CLOSED · Granted with conditions
PermitsPermit number, issued date, work and City status6
Zoning/usePermit 582010
May 29, 2015 COMPLETED Completed May 29, 2015
FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS TWO (2) FAMILY HOUSEHOLD LIVING. * SEE A/P NO 570511 FOR PLANS.*
New constructionPermit 729097
Dec 22, 2016 COMPLETED Completed Sep 11, 2017
CONSTRUCTION OF THREE STORY ATTACHED STRUCTURE, WITH CELLAR, ROOF DECK AND ACCESS PILOT HOUSE (FOR STAIRS AND LANDING ONLY)
SuppressionPermit 758926
Mar 13, 2017 COMPLETED Completed Aug 29, 2017
FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D WITH TWO, ONE-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.
PlumbingPermit 767462
Mar 17, 2017 COMPLETED Completed Aug 29, 2017
5 BATHS,2 KITCHEN SINKS,2 WASHERS,1 HOSE BIB,LATERAL,(2)1" RFSS WATER SERVICES,CURB TRAP AND FAI (TWO FAMILY)THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. SELF CERTIFICATIONS ARE NO LONGER PERMITTED","ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION".
MechanicalPermit 773678
Apr 8, 2017 COMPLETED Completed Sep 11, 2017
INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (TW0-FAMILY)
ElectricalPermit 789867
Jun 7, 2017 COMPLETED Completed Sep 11, 2017
WIRING AND INSTALL ALL LIGHT FIXTURES DEVICES SMOKE DETECTORS GFI TO 2008 NEC A NEW 200AMP SERVICE WITH GROUNDING. 100AMP EACH APT ALL PHONE AND TV PINTS INTERCOM SYSTEM HOOK UP ALL HEATING AND A/C UNITS
Violation cases6 individual violation records; resolved history remains visible3
Case 498460CLOSED
STANDARD · Opened Aug 20, 2015 · completed Dec 3, 2015
- CLIP VIOLATION NOTICEViolation 3684142Aug 20, 2015 COMPLIED
- EXT A-VACANT LOT CLEAN/MAINTAIViolation 3684143Aug 20, 2015 COMPLIED
Case 531022CLOSED
STANDARD · Opened May 3, 2016 · completed Jul 8, 2016
- CLIP VIOLATION NOTICEViolation 3921120May 3, 2016 COMPLIED
- EXT A-VACANT LOT CLEAN/MAINTAIViolation 3921121May 3, 2016 COMPLIED
Case 557365CLOSED
STANDARD · Opened Sep 28, 2016 · completed Nov 29, 2016
- EXT A-VACANT LOT CLEAN/MAINTAIViolation 4097275Sep 28, 2016 COMPLIED
- CLIP VIOLATION NOTICEViolation 4097274Sep 28, 2016 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes0
No investigations matched this parcel in the fetched City dataset.
Building certificationsInspection result and filed expiration date by L&I building ID4
Sprinkler CertificationCertification BC-2024-012681
Inspected Mar 15, 2024 Certified Expires Mar 15, 2025
Sprinkler CertificationCertification BC-2025-006574
Inspected Mar 7, 2025 Certified Expires Mar 7, 2026
Sprinkler CertificationCertification BC-2025-006576
Inspected Mar 11, 2025 Certified Expires Mar 11, 2026
Sprinkler CertificationCertification BC-2026-013508
Inspected Apr 15, 2026 Certified Expires Apr 15, 2027
Business licensesHistorical and active licenses are both retained1
RentalLicense 750974
Skylight Real Estate LLC
Revenue code 3202 · First issued Sep 8, 2017 Active Expiration Sep 7, 2026
AppealsApplication status and decision are separate City fields1
Zoning board appealAppeal 24463
Mar 24, 2015 CLOSED Granted with conditions Related permit 582010
PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS TWO (2) FAMILY HOUSEHOLD LIVING
City of Philadelphia OPA, L&I and Zoning Board records, shown as filed. A CLOSED investigation is an outcome label, not a missing visit; an appeal's application status and decision may differ.
Legal due diligence
What this record proves—and what it does not.
These checks are triggered by this property’s actual City rows. They identify the controlling document to verify; they do not declare a use legal, a building safe, or title clear.
1 resolve before relying
4 verify
2 favorable dated record
Resolve before relyingZoning approval is not the occupancy fileAppeal #24463: CLOSED · Granted with conditions; related permit 582010. Use permit #582010: COMPLETED.
Why it mattersPhiladelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.
Verify nextVerify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.
Open the controlling City guidance ↗VerifyA rental license does not transfer with the deed1 active Rental License record matched.
Why it mattersIf dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.
Verify nextPlan the buyer’s replacement license before settlement.
Open the controlling City guidance ↗VerifyThe latest nominal transfer is not a market sale—or a title opinionThe latest deed in the assembled record moved for nominal consideration.
Why it mattersA $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.
Verify nextRead the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.
Open the controlling City guidance ↗VerifyA reduced taxable assessment is not a verified abatementOPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.
Why it mattersThe numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.
Verify nextObtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.
Open the controlling City guidance ↗VerifyA separate Commercial Trash account may applyOPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.
Why it mattersPhiladelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.
Verify nextCheck the Commercial Trash account inside the date-effective Property Payoff.
Open the controlling City guidance ↗Favorable dated recordNo open violation; closed history remains relevantThe fetched record shows 0 open and 6 historical violations across 3 cases.
Why it mattersA closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.
Verify nextUse the closed cases to target the inspection and occupancy-file review.
Open the controlling City guidance ↗Favorable dated recordFiled system certifications are current in this datasetSprinkler Certification: Certified through Apr 15, 2027
Why it mattersFire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.
Verify nextConfirm the certificate covers every applicable system and remains accepted by L&I.
Open the controlling City guidance ↗Closing file: checks no public-record summary can replace5 documents/searches to assign before settlement
Property Sales Certification
The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.
Next: Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.
Official guidance ↗Date-effective City Property Payoff
The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.
Next: Request the City statement effective through settlement; read every period and invoice.
Official guidance ↗Professional title and water-lien searches
OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.
Next: Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.
Official guidance ↗Separate water-lien guidance ↗Seller-specific tax relief is not the buyer’s bill
LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.
Next: Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.
Official guidance ↗Separate water-lien guidance ↗Seller disclosure and independent inspections
For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.
Next: Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.
Official guidance ↗Informational only—not a legal opinion, title report, code inspection, tax payoff, or substitute for a Pennsylvania lawyer, title company, inspector, or tax professional.
Records to verify together
Rule-based groupings across this property's dated public records. Each flag shows the records that belong in the same verification step and where the inference stops.
Assessment/permit mismatch
The assessment jumped 61% in 2023, but no matching permit appears in the property timeline.
Evidence: assessment moved from $387,000 to $623,000 · no permit shown in 2022-2024
Limit: Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it.
Transparent record rules, not a score or forecast. Each flag is a prompt to verify the cited records, not a prediction or allegation.
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 $2,087/yr, while applying the same rate to the full assessment would imply about $10,436/yr — $8,349/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 multi-unit use has a zoning appeal on record
Appeal #24463 was granted with conditions in 2015 for permit for the erection of an attached structure with a roof deck and pilot house (to enclose access stairs only). size and location as shown on plans/application. for use as two (2) family household living; the City row still reports status CLOSED. Verify the registered use and certificate of occupancy with L&I instead of assuming the use predates the code.
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
Skylight Real Estate LLC · corporate / LLC owner
• Owns 2 properties across Philadelphia under this name, assessed at $836K combined
• Tax bills mail to 859 N 28th St, Philadelphia PA, 19130
• Holds an active rental license for this address
The investment read
How this building has moved and where it's pointed: the city's assessed value (not a listing price) over 12 years, charted against its block; appreciation is that history's pace, and the 5-year figure simply extends it. Yield estimates rent-vs-price from area rents. Ask the record to dig into any number.
Assessed value
$745,500
2026 billed-year assessment · 2027: $620,000 · built 2017
Price / sq ft
$263
block $269 · in line w/ block
Appreciation
+6616%
+52%/yr, city 6.5%
In 5 years (~2031)
~$636K
+52%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$2,087
0.34% effective, reduced taxable assessment
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
4.3%
≈$2K/mo rent
Times sold
1
licensed rental
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeL&I violationPermit
The paper trail
New constructionBought for $100K in 2015, built new under a 2015 permit (reduced taxable assessment shown).
- 2015 $100KLand buyAppeal granted with conditionsZoningZoning/usePermit2 L&I violationsL&I
- 2016 4 L&I violationsL&INew constructionPermit
- 2017 SuppressionPermitPlumbingPermitMechanicalPermitElectricalPermit
Flags: material assessment exemption — legal basis and term unverified · active rental license · 1 zoning/board appeal on record. Informational only — not investment advice or a consumer report (FCRA).
The assessment exemption gap
OPA's 2026 taxable assessment implies about $2,087/year. Applying the same 1.3998% rate to the full assessed value would imply ~$10,436/year — $8,349/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: ($745,500 assessed − $596,407 exempt) × 1.3998% ≈ $2,087/yr
full-assessment scenario: $745,500 × 1.3998% ≈ $10,436/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
4
Bathrooms
3
Stories
2
Interior
2,354 sqft
livable area
Lot
900 sqft
Basement
Full, finished
city code A
Heat
Forced hot air
city code A
Central air
Yes
Exterior condition
Above average
city code 3
Above averageBelow average
Interior condition
Above average
city code 3
Above averageBelow average
Quality grade
C+
assessor's grade
ABCDE
Zoning
RSA5
city zoning code
Zoning appeals
1
CLOSED · Granted with conditions · 2015
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Run the numbers
What owning 1356 S Bouvier 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 2 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
Cash to close
—
down + ~4% costs
Cash flow
—
rent − all costs · /mo
Cap rate
—
NOI ÷ price
Cash-on-cash
—
year-1 return on cash in
Estimates for orientation, not advice. Assumes a 30-year fixed loan, $1,400/yr insurance, 1% of price/yr maintenance; taxes use this parcel's taxable assessment with an optional full-assessment stress test, not a live Tax Center balance.
Block context
1356 S Bouvier St sits on the 1300 block of S Bouvier St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 1354 S Bouvier St · 1352 S Bouvier 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 10, 2026, 4:18 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)