2026 taxable assessment $516,500 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $529,300; it is not the 2026 billed-year value.
Multi-family report
1615 Diamond St
8 bd · 6 ba · 3 stories · 2,889 sqft · RM1 · built 1915
Investor / LLC · assessed $517K (2026) · 2027 OPA assessment $529K · 3 licensed units · sold 2×. On the 1600 block of Diamond St.
Property summary
Assessment$516,5002026 OPA assessment · 2027: $529,300
Last sale$525KRecorded 2025
Est. tax bill$7,230/year2026 taxable assessment × 1.3998%
Tax delinquencyNo 2022 matchNot proof account is current
Permits9Every fetched City permit
Violations0 open4 historical across 2 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 3210432002026 taxable assessment equals the full assessed value.
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 recordRenovated & sold on
Why it mattersBought for $525K in 2025, demolition permit in 2010, sold for $525K in 2025 (+320%).
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
- Legacy Garden Homes LLC
- Tax mailing address
- 12505 MAGNOLIA CIR, JOHNS CREEK GA, 30005
- L&I district
- NORTH
- Building ID (BIN)
- 1002294
- OPA account
- 321043200
Permits9Every dated permit
Violation cases24 violation records · 0 open
Investigations64 failed · 1 passed · 1 closed
Building certifications1Latest result: Certified
Business licenses31 active
Appeals0No match
PermitsPermit number, issued date, work and City status9
DemolitionPermit 258320
Jan 21, 2010 COMPLETED Completed Jun 2, 2010
INTERIOR DEMOLITION OF NON LOAD BEARING WALLS NEW OWNER DOMINIC DIGUILIO 484 431 4012 AS PER SETTLEMENT SHEET PROVIDED. 140 DARIA ROSE CT. MEDIA PA 19063
Zoning/usePermit 260037
Mar 1, 2010 COMPLETED Completed Mar 1, 2010
USE TO 3 UNITS IN EXISTING ATTACHED STRUCTURE. REMOVE EXISTING 1 STORY REAR SHED AND CONSTRUCT 3 STORY REAR. ERECTION OF FENCE 6' HIGH (PVC PANELS) IN REAR YARD
PlumbingPermit 265731
Mar 9, 2010 COMPLETED Completed Jul 2, 2010
9 WC, 9 BT, 9 LAV'S, 3 KS, 3 W/M
AdditionPermit 267265
May 3, 2010 COMPLETED Completed Jul 2, 2010
REHAB OF EXISTING BLDG AND ADDITION FOR A REDUCTION TO A THREE FAMILY DWELLING.
ElectricalPermit 271316
May 18, 2010 COMPLETED Completed Jul 13, 2010
INSTALLATION OF FIRE ALARM SYSTEM, AS PER NFPA-72 & PLANS.
SuppressionPermit 267832
Jun 18, 2010 COMPLETED Completed Jul 2, 2010
NEW 2" FIRE SERVICE,NEW BACKFLOW PREVENTER,SPRINKLERS THROUGHOUT.
MechanicalPermit 286476
Jun 21, 2010 COMPLETED Completed Jul 2, 2010
3 FAMILY DWELLING - INSTALL 3 HEAT PUMPS AND ALL NEEDED DUCTWORK IN A 3 FAMILY DWELLING. CONDENSING UNITS TO BE INSTALLED IN REAR ALLEYWAY YARD.
ElectricalPermit 283236
Jul 13, 2010 COMPLETED Completed Aug 6, 2010
400 AMP SERVICE, 10 SWITCHES, 20 OUTLETS, 10 LIGHTS, IN EACH UNIT AS PER 2008 NEC (NORTH DIST)
PlumbingPermit 269510
Oct 13, 2010 COMPLETED Completed Oct 20, 2010
1"WD
Violation cases4 individual violation records; resolved history remains visible2
Case 192604CLOSED
STANDARD · Opened Feb 25, 2009
- EXT A-CLEAN/EXTERMINATEViolation 1348509Feb 20, 2009 CLOSEDCASE
Case CF-2026-044386CLOSED
NOTICE OF VIOLATION · Opened Apr 30, 2026 · completed Jun 16, 2026
- FDC INSPECTION, TESTING & MAINTENANCE Violation VI-2026-027326May 1, 2026 COMPLIED
- PERIODIC TESTING Violation VI-2026-027327May 1, 2026 COMPLIED
- RENTAL LICENSE MULTI FAMILY (R2)Violation VI-2026-027328May 1, 2026 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes6
HCEU INSPCase 192604
Feb 20, 2009 FAILED
HCEU INSPCase 192604
Apr 9, 2009 FAILED
HCEU INSPCase 192604
Apr 9, 2009 CLOSED
PRECOURTCase 192604
Jun 2, 2009 FAILED
L&I investigationCase CF-2026-044386
May 1, 2026 FAILED
L&I investigationCase CF-2026-044386
Jun 16, 2026 PASSED
Building certificationsInspection result and filed expiration date by L&I building ID1
Fire Alarm CertificationCertification BC-2026-016688
Inspected Jun 4, 2026 Certified Expires Jun 4, 2027
Business licensesHistorical and active licenses are both retained3
RentalLicense 257549
TODD WILLIAMS GUSTINE WILLIAMS
Revenue code 3202 · First issued Sep 15, 2003 Inactive Expiration Feb 28, 2006 Inactive Nov 19, 2009
RentalLicense 488436
REX PROPERTIES LLC
Revenue code 3202 · First issued Nov 23, 2009 Inactive Expiration Feb 28, 2026 Inactive Apr 29, 2026
RentalLicense 0974058
LEGACY GARDEN HOMES LLC
Revenue code 3202 · First issued Mar 19, 2025 Active Expiration Mar 18, 2027
AppealsApplication status and decision are separate City fields0
No appeals matched this parcel in the fetched City dataset.
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
5 verify
2 favorable dated record
Resolve before relyingZoning approval is not the occupancy fileUse permit #260037: 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 ↗VerifyTax mail goes outside Philadelphia; owner residence still needs verificationOPA mails the property tax record outside Philadelphia (12505 MAGNOLIA CIR, JOHNS CREEK GA, 30005).
Why it mattersA tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.
Verify nextVerify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.
Open the controlling City guidance ↗VerifyLead compliance is a separate recordOPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.
Why it mattersPhiladelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.
Verify nextRequest the current lead certificate or City exemption for every dwelling unit.
Open the controlling City guidance ↗VerifyFailed inspections are dated events—not the current condition4 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 16, 2026.
Why it mattersA PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.
Verify nextOpen the parent case/permit for each material failure and confirm its later disposition.
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 4 historical violations across 2 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 datasetFire Alarm Certification: Certified through Jun 4, 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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.
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.
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
Built 1915: lead rules apply
Federal law requires a lead-paint disclosure at sale for any pre-1978 home. If it will be rented, Philadelphia also requires a lead-safe or lead-free certificate before a rental license can issue.
If you’re the landlord
Lead certificate is not optional
Built 1915: every rental unit needs a lead-safe or lead-free certificate on file with the City. Without one: fines up to $2,000/day per unit, tenants may withhold rent, courts can order rent refunded — and no eviction will stand.
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
Legacy Garden Homes LLC · corporate / LLC owner
• Tax bills mail to 12505 Magnolia Cir, Johns Creek GA, 30005 — outside Philadelphia
• 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
$516,500
2026 billed-year assessment · 2027: $529,300 · built 1915
Price / sq ft
$183
block $160 · above block
Appreciation
+34%
+3%/yr, city 6.5%
In 5 years (~2031)
~$530K
+3%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$7,230
1.37% effective
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
—
Times sold
2
licensed rental
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeSaleL&I violationPermit
The paper trail
Renovated & sold onBought for $525K in 2025, demolition permit in 2010, sold for $525K in 2025 (+320%).
- 2010 DemolitionPermitZoning/usePermitPlumbingPermitAdditionPermitElectricalPermitSuppressionPermitMechanicalPermitElectricalPermitPlumbingPermit
- 2025 $525KSold
- 2026 3 L&I violationsL&IL&I: 1 failed, 1 passedL&I visit
Flags: active rental license. Informational only — not investment advice or a consumer report (FCRA).
The property, on paper
The city assessor's field record — the physical spec sheet behind the assessed number.
Bedrooms
8
Bathrooms
6
Stories
3
Interior
2,889 sqft
livable area
Lot
1,800 sqft
Basement
Full
city code D
Heat
Forced hot air
city code A
Central air
Yes
Exterior condition
New / rehabbed
city code 2
New / rehabbed
Interior condition
New / rehabbed
city code 2
New / rehabbed
Quality grade
C+
assessor's grade
ABCDE
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 1615 Diamond 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 3 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.
When this house last sold (2025) a 30-year mortgage ran about 6.6% — Freddie Mac's average that year.
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, $2,100/yr insurance, 1% of price/yr maintenance; taxes use this parcel's taxable assessment, not a live Tax Center balance.
Block context
1615 Diamond St sits on the 1600 block of Diamond St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 1613 Diamond St · 1617 Diamond 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, 1:39 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)