2026 taxable assessment $190,220 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $737,000; it is not the 2026 billed-year value.
Multi-family report
2615 Emerald St
6 bd · 6 ba · 3 stories · 3,660 sqft · RSA5 · built 2020
Investor / LLC · assessed $951K (2026) · 2027 OPA assessment $737K · 2 licensed units · sold 3×. On the 2600 block of Emerald St.
Property summary
Assessment$951,1002026 OPA assessment · 2027: $737,000
Last sale—No sale value available
Est. tax bill$2,663/year2026 taxable assessment · full-value scenario $13,313/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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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 3110738042026 OPA taxes $190,220 of $951,100 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 $4.5M in 2019, built new under a 2018 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
- Sl Rental IV 2601 Emerald Str Qozb LLC
- Tax mailing address
- 2301 WASHINGTON AVE, PHILADELPHIA PA, 19146
- L&I district
- CENTRAL EAST
- Building ID (BIN)
- —
- OPA account
- 311073804
Permits7Every dated permit
Violation cases0No match
Investigations0No match
Building certifications0No match
Business licenses11 active
Appeals1OPEN · Granted with conditions
PermitsPermit number, issued date, work and City status7
UsePermit 851396
Feb 21, 2018 COMPLETED Completed Feb 21, 2018
FOR A VACANT LOT
Zoning/usePermit 866376
Sep 11, 2018 COMPLETED Completed Sep 11, 2018
FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE WITH ROOF DECK ACCESSED FROM THE THIRD STORY REAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE, FOR USE AS TWO (2) FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN IN THE ZBA APPROVED PLAN.
New ConstructionPermit 928653
Apr 9, 2019 Completed Completed Oct 19, 2021
FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE WITH ROOF DECK ACCESSED FROM THE THIRD STORY REAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE, FOR USE AS TWO (2) FAMILY HOUSEHOLD LIVING. DETAILS INCLUDING SIZE AND LOCATION AS SHOWN IN THE ZBA APPROVED PLAN.SEPERATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER WORK.
New ConstructionPermit 1025915
Dec 10, 2019 Completed Completed Oct 1, 2021
FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY TWO-FAMILY DWELLING TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK SHALL BE PERFORMED PER PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.
New ConstructionPermit 1045057
Jan 28, 2020 Completed Completed Oct 19, 2021
INSTALL A NEW 200AMP SERVICE, THREE(3) GANG METERPACK, 125AMP PER POSITION, WIRE THROUGHOUT, INSTALL NEW OUTLETS, SWITCHES, LIGHT FIXTURES, HARD WIRED SMOKE AND CARBON DETECTORS, AND LOW VOLTAGE WIRING AS PER 2014 NEC.
New ConstructionPermit MP-2021-006162
Sep 29, 2021 Completed Completed Oct 1, 2021
EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Installation of (2) 80,000 btu 95% gas furnace with 3 ton 13 seer ac. All duct work will be self contained in each living space).
New Construction or AdditionsPermit PP-2020-008177
Oct 12, 2021 Completed Completed Oct 19, 2021
Installation Of exterior plumbing system in accordance with 2018 PPC
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 retained1
RentalLicense 938938
SL RENTAL IV 2601 EMERALD STREET QOZB LLC (SL Rentals)
Revenue code 3202 · First issued Nov 29, 2023 Active Expiration Nov 28, 2026
AppealsApplication status and decision are separate City fields1
Zoning board appealAppeal 33903
Aug 15, 2018 OPEN Granted with conditions Related permit 866376
PERMIT FOR NEW CONSTRUCTION OF A FOUR STORY ATTACHED STRUCTURE WITH CELLAR AND (TWO) ROOF DECKS. USE AS TWO 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
5 verify
Resolve before relyingZoning approval is not the occupancy fileAppeal #33903: OPEN · Granted with conditions; related permit 866376. Use permit #851396: 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 ↗VerifyA fire-system permit exists, but no annual certification matched2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.
Why it mattersInstalled systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.
Verify nextConfirm what system was installed and whether a current annual certificate is required and filed.
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 ↗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 408% in 2023, but no matching permit appears in the property timeline.
Evidence: assessment moved from $154,400 to $785,000 · 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 $2,663/yr, while applying the same rate to the full assessment would imply about $13,313/yr — $10,650/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 #33903 was granted with conditions in 2018 for permit for new construction of a four story attached structure with cellar and (two) roof decks. use as two family household living.; the City row still reports status OPEN. 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
Sl Rental IV 2601 Emerald Str Qozb LLC · corporate / LLC owner
• Tax bills mail to 2301 Washington Ave, Philadelphia PA, 19146
• 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
$951,100
2026 billed-year assessment · 2027: $737,000 · built 2020
Price / sq ft
$201
block $198 · in line w/ block
Appreciation
+516%
+35%/yr, city 6.5%
In 5 years (~2031)
~$750K
+35%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$2,663
0.36% effective, reduced taxable assessment
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
-1085481.7%
≈$-667M/mo rent
Times sold
3
licensed rental
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeLand buyZoningPermit
The paper trail
New constructionBought for $4.5M in 2019, built new under a 2018 permit (reduced taxable assessment shown).
- 2018 UsePermitAppeal granted with conditionsZoningZoning/usePermit
- 2019 New ConstructionPermit$4.5MLand buy$4.5MLand buy$4.5MLand buyNew ConstructionPermit
- 2020 New ConstructionPermit
- 2021 New ConstructionPermitNew Construction or AdditionsPermit
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 $2,663/year. Applying the same 1.3998% rate to the full assessed value would imply ~$13,313/year — $10,650/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: ($951,100 assessed − $760,859 exempt) × 1.3998% ≈ $2,663/yr
full-assessment scenario: $951,100 × 1.3998% ≈ $13,313/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
3,660 sqft
livable area
Lot
1,525 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
RSA5
city zoning code
Zoning appeals
1
OPEN · Granted with conditions · 2018
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Run the numbers
What owning 2615 Emerald 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
2615 Emerald St sits on the 2600 block of Emerald St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 2617 Emerald St · 2619-21 Emerald 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, 3:55 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)