2026 taxable assessment $202,400 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $221,200; it is not the 2026 billed-year value.
Mixed-use report
2654 S Alder St
1,400 sqft · CMX1 · built 1920
Absentee individual · assessed $202K (2026) · 2027 OPA assessment $221K · sold 2×. On the 2600 block of S Alder St.
Property summary
Assessment$202,4002026 OPA assessment · 2027: $221,200
Last sale$200KRecorded 2016
Est. tax bill$2,833/year2026 taxable assessment × 1.3998%
Tax delinquency$3KCity snapshot · Jun 2022
Permits2Every fetched City permit
Violations5 open8 historical across 3 cases
“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 8714024802026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
$3,060.96 was recorded for this parcel in Philadelphia's June 2022 delinquency snapshot for 2021. That amount may have been paid, reduced, or increased since; it is not a current payoff figure.
$2,374.42 principal$124.66 interest$142.47 penalty$419.41 other charges
The snapshot’s 2022 context used $147,500 total assessment, $147,500 taxable, and $0 exempt/abated. Those historical fields can differ from today’s OPA exemption status.
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 $200K in 2016, wall covering replacement permit in 2021, sold for $550K in 2025 (+175%).
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
- Joyce Wagner & Joyce Carroll
- Tax mailing address
- 2334 S 12TH ST, PHILADELPHIA PA, 19148
- L&I district
- SOUTH
- Building ID (BIN)
- —
- OPA account
- 871402480
Permits2Every dated permit
Violation cases38 violation records · 1 open
Investigations86 failed · 2 passed · 0 closed
Building certifications0No match
Business licenses41 active
Appeals2Completed · Granted
PermitsPermit number, issued date, work and City status2
Wall Covering ReplacementPermit GM-2021-000269
Jan 10, 2021 Completed Completed Mar 15, 2022
For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work.
Addition and/or AlterationPermit CP-2021-005022
Dec 2, 2021 Cancelled Completed Jan 18, 2022
FOR THE ERECTION OF A CANOPY PER APPROVED PLAN.
Violation cases8 individual violation records; resolved history remains visible3
Case 188680CLOSED
STANDARD · Opened Dec 30, 2008 · completed Mar 16, 2009
- EXT A-CLEAN/EXTERMINATEViolation 1199543Dec 29, 2008 COMPLIED
Case CF-2022-001433CLOSED
NOTICE OF VIOLATION · Opened Jan 7, 2022 · completed Dec 8, 2022
- WORK OUTSIDE OF SCOPEViolation VI-2022-000944Jan 7, 2022 CLOSED
- WORK NOT ACCORDING TO PLANSViolation VI-2022-000943Jan 7, 2022 CLOSED
Case CF-2022-121617IN VIOLATION
NOTICE OF VIOLATION · Opened Dec 8, 2022
- NEW ELECTRICAL WIRINGViolation VI-2022-091419Dec 8, 2022 OPEN
- ADDITIONViolation VI-2022-091418Dec 8, 2022 OPEN
- COMPL CONCEAL- BLDG PERM WORKViolation VI-2022-091417Dec 8, 2022 OPEN
- ALTER EXTERIOR PORTIONViolation VI-2022-091416Dec 8, 2022 OPEN
- ARCHITECT/ENGINEER SERVICESViolation VI-2022-091415Dec 8, 2022 OPEN
InvestigationsEvery inspector visit, including CLOSED outcomes8
BRU INSPCase 188680
Dec 29, 2008 FAILED
BRU INSPCase 188680
Mar 13, 2009 PASSED
L&I investigationCase CF-2022-001433
Jan 7, 2022 FAILED
L&I investigationCase CF-2022-121617
Dec 8, 2022 FAILED
L&I investigationCase CF-2022-001433
Dec 8, 2022 PASSED
L&I investigationCase CF-2022-121617
Mar 18, 2024 FAILED
L&I investigationCase CF-2022-121617
Apr 22, 2024 FAILED
L&I investigationCase CF-2022-121617
Jun 2, 2026 FAILED
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 retained4
Food Preparing and ServingLicense 201957
JOY MAR JAI INC
Revenue code 3120 · First issued Oct 8, 2004 Inactive Expiration Apr 30, 2017 Inactive Jun 29, 2017
Dumpster License - Public ROWLicense 574147
JOY MAR JAI INC
Revenue code 3417 · First issued Oct 3, 2012 Inactive Expiration Mar 31, 2015 Inactive May 30, 2015
Food Preparing and ServingLicense 734193
2654 S & C LLC
Revenue code 3120 · First issued Apr 5, 2017 Inactive Expiration Apr 4, 2025 Inactive Jun 3, 2025
Food Preparing and ServingLicense 0989356
Yume Sushi
Revenue code 3120 · First issued Sep 22, 2025 Active Expiration Sep 21, 2026
AppealsApplication status and decision are separate City fields2
LIRB-C L&I Permit IssuanceAppeal HA-2022-000787
Feb 1, 2023 Closed Complete Related permit CP-2021-005022
See Attached
ZBA Permit Denial - VarianceAppeal ZP-2025-004894
May 4, 2026 Completed Granted Related permit ZP-2025-004894
PERMIT FOR THE PROPOSED USE CHANGE TO A SIT DOWN RESTAURANT IN AN EXISTING ATTACHED STRUCTURE. (NO CHANGE IN AREA, NO CHANGE IN HEIGHT AS PART OF THIS APPLICATION). ** NO SIGN ON THIS APPLICATION**
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.
4 resolve before relying
5 verify
Resolve before relyingZoning approval is not the occupancy fileAppeal #ZP-2025-004894: Completed · Granted; related permit ZP-2025-004894.
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: CP-2021-005022 (Cancelled).
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 ↗Resolve before relying5 open L&I violations8 violation rows are retained in the City ledger.
Why it mattersOpen notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.
Verify nextRead the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.
Open the controlling City guidance ↗Resolve before relyingA dated tax balance needs a current payoff$3,060.96 was recorded in the City’s 2022-06 delinquency snapshot for 2021.
Why it mattersThat is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.
Verify nextCheck period balances and request a dated Property Payoff statement for settlement.
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 condition6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 2, 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 historical business license is not current operating authorityFood Preparing and Serving #201957: Inactive since Jun 29, 2017; Dumpster License - Public ROW #574147: Inactive since May 30, 2015; Food Preparing and Serving #734193: Inactive since Jun 3, 2025
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 ↗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.
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.
Records to verify together
Several independent, separately dated records stack up here and deserve prompt verification.
Evidence: 5 open L&I violations · $3,061 appeared in the City's June 2022 delinquency snapshot · failed L&I inspection activity in 2022, 2024, 2026
Limit: A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue.
Assessment/permit mismatch
The assessment jumped 48% in 2023, but no matching permit appears in the property timeline.
Evidence: assessment moved from $147,500 to $217,700 · 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
Built 1920: 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 own it
5 open violations: the clock matters
Most L&I appeals must be filed within 30 days; unsafe or imminently dangerous orders can carry a shorter deadline. Unresolved notices can lead to fees, court enforcement, City abatement work, and liens. Read the dated notice and verify its current status with L&I.
$3,061 in the June 2022 delinquency snapshot
The City recorded this amount in June 2022. It may since have been paid, reduced, or increased; verify the current balance directly with Philadelphia Revenue.
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
$202,400
2026 billed-year assessment · 2027: $221,200 · built 1920
Price / sq ft
$158
block $208 · below block
Appreciation
-17%
-2%/yr, city 6.5%
In 5 years (~2031)
~$221K
-2%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$2,833
1.28% effective
Jun 2022 tax snapshot
$3K
recorded then · verify current
Gross yield
9.3%
≈$2K/mo rent
Times sold
2
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeSaleL&I violationZoningPermitInspection
The paper trail
Renovated & sold onBought for $200K in 2016, wall covering replacement permit in 2021, sold for $550K in 2025 (+175%).
- 2008 L&I violationL&I
- 2009 Inspection passedL&I visit
- 2016 $200KSold
- 2021 Wall Covering ReplacementPermitAddition and/or AlterationPermit
- 2022 7 L&I violationsL&IL&I: 2 failed, 1 passedL&I visit
- 2023 Appeal completeZoning
- 2024 Inspection failed ×2L&I visit
- 2025 $550KSold
- 2026 Appeal grantedZoningInspection failedL&I visit
Flags: 5 open L&I violations · $3K recorded in the June 2022 delinquency snapshot — verify current balance · 2 zoning/board appeals on record. 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
1,400 sqft
livable area
Lot
700 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
CMX1
city zoning code
Zoning appeals
2
Completed · Granted · 2026
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Run the numbers
What owning 2654 S Alder 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 (2016) a 30-year mortgage ran about 3.65% — 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
2654 S Alder St sits on the 2600 block of S Alder St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 2652 S Alder St · 2650 S Alder 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, 1:09 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)