2026 taxable assessment $108,500 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $124,700; it is not the 2026 billed-year value.
Mixed-use report
2650 Emerald St
1,980 sqft · RSA5 · built 1875
Absentee individual · assessed $109K (2026) · 2027 OPA assessment $125K · sold 3×. On the 2600 block of Emerald St.
Property summary
Assessment$108,5002026 OPA assessment · 2027: $124,700
Last sale$40KRecorded 2006
Est. tax bill$1,519/year2026 taxable assessment × 1.3998%
Tax delinquencyNo 2022 matchNot proof account is current
Permits2Every fetched City permit
Violations0 open4 historical across 1 case
“Open” reflects records available then historical records keep their source dates estimates are labeled
BlockReport AI · cited public records
Ask the questions this record raises.
These curated questions are free. Choose one to open its cited answer.
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 8715409202026 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 recordImproved
Why it mattersBought for $28K in 2003. Owner pulled a addition and/or alteration permit in 2025.
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
- Tang Sue Mae
- Tax mailing address
- 3315 CAPRI DR, PHILADELPHIA PA, 19145
- L&I district
- CENTRAL EAST
- Building ID (BIN)
- 1037800
- OPA account
- 871540920
Permits2Every dated permit
Violation cases14 violation records · 0 open
Investigations63 failed · 3 passed · 0 closed
Building certifications3Latest result: Certified
Business licenses51 active
Appeals0No match
PermitsPermit number, issued date, work and City status2
PlumbingPermit 92423
Jul 27, 2007 COMPLETED Completed Mar 5, 2009
REPALCE WATER DISTRIBUTION LINE
Addition and/or AlterationPermit EP-2025-003550
Jul 21, 2025 Issued
Install New Fire Alarm System With Cutting Small Holes And Patching And Using Conduit Where Necessary as per 2016 NFPA 72.
Violation cases4 individual violation records; resolved history remains visible1
Case CF-2025-007459CLOSED
NOTICE OF VIOLATION · Opened Feb 4, 2025 · completed Aug 12, 2025
- FIRE ALARM/DETECTION SYSTEMS Violation VI-2025-006031Feb 3, 2025 COMPLIED
- FOOD - SMALL ESTABLISHMENT LICENSEViolation VI-2025-006033Feb 3, 2025 COMPLIED
- WET CHEMICAL SYSTEMS Violation VI-2025-006030Feb 3, 2025 COMPLIED
- FIRE ALARM REQUIRED MIXED USE Violation VI-2025-006032Feb 3, 2025 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes6
BC INSPCase 48976
Sep 29, 2005 PASSED
BC INSPCase 100637
Feb 5, 2007 PASSED
L&I investigationCase CF-2025-007459
Feb 4, 2025 FAILED
L&I investigationCase CF-2025-007459
Mar 11, 2025 FAILED
L&I investigationCase CF-2025-007459
Apr 15, 2025 FAILED
L&I investigationCase CF-2025-007459
Aug 12, 2025 PASSED
Building certificationsInspection result and filed expiration date by L&I building ID3
Special Hazards CertificationCertification BC-2025-004246
Inspected Oct 31, 2024 Certified Expires Oct 31, 2025
Fire Alarm CertificationCertification BC-2025-020768
Inspected Aug 7, 2025 Certified Expires Aug 7, 2026
Special Hazards CertificationCertification BC-2026-003327
Inspected Feb 5, 2026 Certified Expires Feb 5, 2027
Business licensesHistorical and active licenses are both retained5
Food Preparing and ServingLicense 204163
LONG XUE YOU (T/A HOUSE OF SEZCHUAN)
Revenue code 3120 · First issued Apr 29, 1999 Inactive Expiration Apr 30, 2000
Food Preparing and ServingLicense 207855
JIAN X HUANG (EASTERN)
Revenue code 3120 · First issued Jul 19, 2004 Inactive Expiration Apr 30, 2008 Inactive Jan 2, 2008
Food Preparing and ServingLicense 432184
CHUN FANG LIN (T/A EASTERN CHINESE RESTAURANT)
Revenue code 3120 · First issued Jan 2, 2008 Inactive Expiration Apr 30, 2021 Inactive Jun 29, 2021
Food Preparing and ServingLicense 894142
PHILLY FUSION
Revenue code 3120 · First issued May 6, 2022 Inactive Expiration May 5, 2024 Inactive Jul 4, 2024
Food Preparing and ServingLicense 0972378
uglytina (drunken jerk chicken)
Revenue code 3120 · First issued Feb 25, 2025 Active Expiration Feb 24, 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.
2 resolve before relying
5 verify
2 favorable dated record
Resolve before relyingZoning approval is not the occupancy fileThe record identifies more than one dwelling/use.
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 ↗Resolve before relyingA permit row needs file-level verification1 permit not marked completed: EP-2025-003550 (Issued).
Why it mattersIssued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.
Verify nextOpen the permit file and confirm final inspections, holds, and any resulting occupancy certificate.
Open the controlling City guidance ↗VerifyResidential and business space run on separate compliance tracksOPA classifies this parcel as mixed-use.
Why it mattersThe zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.
Verify nextMatch every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.
Open the controlling City guidance ↗VerifyResidential form does not establish rental useOPA classifies the parcel as mixed-use; no active Rental License row matched.
Why it mattersA multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.
Verify nextConfirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.
Open the controlling City guidance ↗VerifyFailed inspections are dated events—not the current condition3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 12, 2025.
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 historical business license is not current operating authorityFood Preparing and Serving #204163: Inactive; Food Preparing and Serving #207855: Inactive since Jan 2, 2008; Food Preparing and Serving #432184: Inactive since Jun 29, 2021; Food Preparing and Serving #894142: Inactive since Jul 4, 2024
Why it mattersA license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.
Verify nextIf business income matters, verify the current tenant, use registration, and active license in eCLIPSE.
Open the controlling City guidance ↗VerifyA separate Commercial Trash account may applyOPA classifies the parcel as mixed-use. 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 1 case.
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 datasetSpecial Hazards Certification: Certified through Feb 5, 2027; Fire Alarm Certification: Certified through Aug 7, 2026
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 1875: 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.
Multiple units and RSA5 zoning need reconciliation
The assessment or license record describes multiple units while the zoning district is generally single-family. That does not establish whether the use is lawful, nonconforming, abandoned, or incorrectly coded. Verify the registered use and Certificate of Occupancy with L&I before pricing multiple rents.
If you’re the landlord
If it is rented, verify the Rental License
The fetched license records do not show an active Rental License. Ownership type or a tax mailing address does not prove that tenants occupy the property; if it is rented, verify the current license and legal occupancy in eCLIPSE.
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 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
$108,500
2026 billed-year assessment · 2027: $124,700 · built 1875
Price / sq ft
$63
block $198 · below block
Appreciation
+32%
+3%/yr, city 6.5%
In 5 years (~2031)
~$125K
+3%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$1,519
1.22% effective
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
-6415396.9%
≈$-667M/mo rent
Times sold
3
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeL&I violationPermit
The paper trail
ImprovedBought for $28K in 2003. Owner pulled a addition and/or alteration permit in 2025.
- 2003 $28KSold
- 2004 $28KSold
- 2005 Inspection passedL&I visit
- 2006 $40KSold
- 2007 PlumbingPermitInspection passedL&I visit
- 2025 4 L&I violationsL&IAddition and/or AlterationPermitL&I: 3 failed, 1 passedL&I visit
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.
Interior
1,980 sqft
livable area
Lot
990 sqft
Exterior condition
Average
city code 4
Above averageBelow average
Interior condition
Average
city code 4
Above averageBelow average
Quality grade
C
assessor's grade
ABCDE
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 2650 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 the area median. Assessed value is not an asking price — set the price slider to the real one.
When this house last sold (2006) a 30-year mortgage ran about 6.41% — 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, $1,400/yr insurance, 1% of price/yr maintenance; taxes use this parcel's taxable assessment, not a live Tax Center balance.
Block context
2650 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: 2648 Emerald St · 2652 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)