2026 taxable assessment $138,000 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $710,700; it is not the 2026 billed-year value.
House report
2405 Napoli Way
3 bd · 2 ba · 3 stories · 2,952 sqft · RSA5 · built 2021
Owner-occupied · assessed $690K (2026) · 2027 OPA assessment $711K · sold 1×. On the 2400 block of Napoli Way.
Property summary
Assessment$690,0002026 OPA assessment · 2027: $710,700
Last sale$565KRecorded 2021
Est. tax bill$1,932/year2026 taxable assessment · full-value scenario $9,659/year · basis and term unverified
Tax delinquencyNo 2022 matchNot proof account is current
Permits7Every fetched City permit
Violations0 openNo historical match in fetched records
“Open” reflects records available then historical records keep their source dates estimates are labeled
BlockReport AI · cited public records
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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 2624067502026 OPA taxes $138,000 of $690,000 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 mattersbuilt new under a 2020 permit (reduced taxable assessment shown), sold for $565K in 2021.
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
- Siena Place Planned Commu
- Tax mailing address
- 2405 NAPOLI WAY, PHILADELPHIA PA, 19145
- L&I district
- SOUTH
- Building ID (BIN)
- —
- OPA account
- 262406750
Permits7Every dated permit
Violation cases0No match
Investigations0No match
Building certifications0No match
Business licenses0No match
Appeals0No match
PermitsPermit number, issued date, work and City status7
New construction, addition, GFA changePermit 1054605
May 6, 2020 Completed Completed Nov 29, 2021
FOR THE ERECTION OF AN ATTACHED STRUCTURE( NTE 38' HIGH) WITH FRONT COVER ENTRANCE WAY; REAR DECK AT SECOND FLOOR AND OPEN PATIO AT FIRST FLOOR REAR FOR A SINGLE FAMILY HOUSEHOLD LIVING WITH ACCESSORY PARKING GARAGE FOR ONE(1) CAR ACCESSED BY A REAR SHARE DRIVEWAY .SIZE AND LOCATION AS SHOWN IN THE APPLICATION.
New ConstructionPermit RP-2020-002522
Nov 4, 2020 Completed Completed Nov 29, 2021
3 story structure with a maximum height of 35'. Structure includes a front covered entry with a maximum projection of not more than 5' and landing not to exceed 36 x 18' and a rear back porch on the first floor and elevated deck at the second floor.
New ConstructionPermit MP-2020-005302
Feb 5, 2021 Completed Completed Nov 23, 2021
3 story structure with a maximum height of 35'. Structure includes a front covered entry with a maximum projection of not more than 5' and landing not to exceed 36 x 18' and a rear back porch on the first floor and elevated deck at the second floor.
New ConstructionPermit EP-2021-004967
Jun 3, 2021 Completed Completed Nov 23, 2021
Install 400 AMP electrical service with a 3-gang meter. Run 150 AMP feeders to panels in units 2405, 2403, and 2401 Napoli Way. Wire throughout (1) single family dwelling: switches, lights, receptacles, TV's, phones, and interconnected smoke/CO detectors as per 2017 NEC (as per plans given).
New ConstructionPermit FP-2021-002006
Aug 9, 2021 Completed Completed Nov 23, 2021
FOR INSTALLATION OF A SPRINKLER SYSTEM PER NFPA 13D WITH 1-INCH COMBINED SERVICE LINE AS PER APPROVED PLANS.
New Construction or AdditionsPermit PP-2021-014290
Aug 10, 2021 Completed Completed Nov 26, 2021
NEW PVC DRAINAGE & PLASTIC PEX WATER SYSTEM THROUGHOUT NEW HOME WITH NEW FIXTURES CURBTRAP,FAI,HOUSE DRAIN & 1" WATER DISTRIBUTION WATER & SEWER FROM STREET INTO CURB ARE PRIVATE INFRASTRUCTURE
New Construction or AdditionsPermit PP-2021-014546
Aug 11, 2021 Completed Completed Nov 23, 2021
PVC DRAINS AND PEX PLASTIC WATER LINES TO FIXTURES IN A NEWLY CONSTRUCTED HOME
Violation cases0 individual violation records; resolved history remains visible0
No violation cases matched this parcel in the fetched City dataset.
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 ID0
No building certifications matched this parcel in the fetched City dataset.
Business licensesHistorical and active licenses are both retained0
No business licenses matched this parcel in the fetched City dataset.
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 verify
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 ↗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.
Post-purchase work pattern
A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.
Evidence: purchase recorded in 2021 · permit activity in 2021
Limit: This does not show that the property is listed or that a sale is planned.
Assessment/permit mismatch
The assessment jumped 830% in 2023, but no matching permit appears in the property timeline.
Evidence: assessment moved from $72,900 to $678,200 · 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 $1,932/yr, while applying the same rate to the full assessment would imply about $9,659/yr — $7,727/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.
Zoned RSA5: one household by right
Single-family rowhouse (the classic Philly row). Converting to a duplex or apartments needs a use variance the zoning board rarely grants — Pennsylvania courts require a physical hardship of the lot itself, and economics alone do not qualify.
If you own it
Verify which assessment relief applies
OPA shows a material assessment exemption, but this record does not identify its legal basis or transfer treatment. Ask OPA for the approval history; if the current treatment ends, an eligible owner-occupant may need to apply separately for Homestead relief.
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.
The investment read
How this house 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
$690,000
2026 billed-year assessment · 2027: $710,700 · built 2021
Price / sq ft
$241
block $241 · in line w/ block
Appreciation
+2418%
+38%/yr, city 6.5%
In 5 years (~2031)
~$724K
+38%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$1,932
0.27% effective, reduced taxable assessment
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
-1125650.8%
≈$-667M/mo rent
Times sold
1
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeSalePermit
The paper trail
New constructionbuilt new under a 2020 permit (reduced taxable assessment shown), sold for $565K in 2021.
- 2020 New construction, addition, GFA changePermitNew ConstructionPermit
- 2021 New ConstructionPermitNew ConstructionPermitNew ConstructionPermitNew Construction or AdditionsPermitNew Construction or AdditionsPermit$565KSold
Flags: material assessment exemption — legal basis and term unverified. Informational only — not investment advice or a consumer report (FCRA).
The assessment exemption gap
OPA's 2026 taxable assessment implies about $1,932/year. Applying the same 1.3998% rate to the full assessed value would imply ~$9,659/year — $7,727/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: ($690,000 assessed − $551,980 exempt) × 1.3998% ≈ $1,932/yr
full-assessment scenario: $690,000 × 1.3998% ≈ $9,659/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
3
Bathrooms
2
Stories
3
Interior
2,952 sqft
livable area
Lot
3,921 sqft
Basement
Full, finished
city code 1
Heat
Forced hot air
city code A
Central air
Yes
Garage
2 spaces
Exterior condition
Newer construction
city code 1
Newer construction
Interior condition
Newer construction
city code 1
Newer construction
Zoning
RSA5
city zoning code
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Run the numbers
What owning 2405 Napoli Way 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 the area median. 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
2405 Napoli Way sits on the 2400 block of Napoli Way. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 2403 Napoli Way · 2407 Napoli Way
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, 2:33 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)