Commercial property report

3209 Willits Rd

1,084 sqft · CMX2 · built 1956

Store · Kovatsis Real Estate LLC · assessed $166K (2026) · 2027 OPA assessment $205K. On the 3200 block of Willits Rd.

Property summary

Assessment$166,0002026 OPA assessment · 2027: $205,000 Last sale$200KRecorded 2025 Est. tax bill$2,324/year2026 taxable assessment × 1.3998% Tax delinquencyNo 2022 matchNot proof account is current Permits1Every fetched City permit Violations0 open12 historical across 6 cases

Report assembled Jul 10, 2026 “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:

Street view of 3209 Willits Rd — From the street — imagery © Google

From above — imagery © Esri, Maxar

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.

Estimated annual Real Estate Tax$2,324/year

2026 taxable assessment $166,000 × 1.3998%. Estimate—not a bill or account balance.

OPA also publishes a 2027 assessment of $205,000; it is not the 2026 billed-year value.

Official current account balanceCheck live

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 882927280

Open Philadelphia Tax Center →Choose “View period balance” to see the tax year and any credit, interest, or delinquency.

Exemption classificationNo exemption shown

2026 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 record

Finding

Renovated & sold on

Why it matters

Bought for $130K in 2022, addition and/or alteration permit in 2024, sold for $200K in 2025 (+54%).

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.

Open the City record ↗

Recorded owner: Kovatsis Real Estate LLC
Tax mailing address: 3209 WILLITS RD, PHILADELPHIA PA, 19114
L&I district: EAST
Building ID (BIN): 1334490
OPA account: 882927280

Permits1Every dated permit

Violation cases612 violation records · 0 open

Investigations2111 failed · 7 passed · 3 closed

Building certifications4Latest result: Certified

Business licenses83 active

Appeals1OPEN · City affirmed

PermitsPermit number, issued date, work and City status1

Addition and/or AlterationPermit EP-2024-003335

Apr 18, 2024 Completed Completed Jun 21, 2024

INSTALL A NEW 300 AMP 120/208V 3 PHASE SERVICE & 300 AMP PANEL. ALL WORK IN ACCORDANCE WITH THE 2017 NEC.

Violation cases12 individual violation records; resolved history remains visible6

Case 154730CLOSED

STANDARD · Opened Apr 8, 2008 · completed Apr 15, 2008

MAIN DRAIN REPAIR-NRViolation 904131Apr 8, 2008 COMPLIED
VIOL C&I MESSAGEViolation 904128Apr 8, 2008 COMPLIED
PROSEC- EMERG IMMED RIViolation 904129Apr 8, 2008 COMPLIED
PROSEC- STD INFOViolation 904130Apr 8, 2008 COMPLIED

Case 191077CLOSED

HAZARDOUS · Opened Feb 3, 2009 · completed Apr 2, 2009

CAL PROHIBITED CONDUCTViolation 1232169Feb 3, 2009 COMPLIED

Case 249935CLOSED

STANDARD · Opened Sep 2, 2010 · completed Mar 11, 2011

OBTAIN LIC INDICATEDViolation 1980573Sep 1, 2010 COMPLIED

Case 459004CLOSED

STANDARD · Opened Oct 31, 2014 · completed Dec 23, 2014

VIOL C&I MESSAGEViolation 3418920Oct 30, 2014 COMPLIED
AFES-COMM KITCH SERVICE & CERTViolation 3418921Oct 30, 2014 COMPLIED

Case 603394CLOSED

STANDARD · Opened Sep 8, 2017 · completed Oct 2, 2017

CERTIFICATIONViolation 4447031Sep 7, 2017 COMPLIED

Case CF-2024-011867CLOSED

NOTICE OF VIOLATION · Opened Feb 15, 2024 · completed Apr 22, 2024

EXTENSION CORDS Violation VI-2024-009779Feb 14, 2024 COMPLIED
WET CHEMICAL SYSTEM TEST Violation VI-2024-009778Feb 14, 2024 COMPLIED
INSPECTION, TESTING & MAINTENANCE Violation VI-2024-009777Feb 14, 2024 COMPLIED

InvestigationsEvery inspector visit, including CLOSED outcomes21

L_CLIPCase 33159

Sep 27, 2004 FAILED

L_CLIPCase 33159

Oct 13, 2004 CLOSED

CI INSPCase 154730

Apr 8, 2008 FAILED

CI INSPCase 154730

Apr 15, 2008 PASSED

NTF INSPCase 191077

Feb 2, 2009 FAILED

NTF INSPCase 191077

Feb 2, 2009 CLOSED

CEASE INSPCase 191077

Apr 2, 2009 PASSED

BC INSPCase 249935

Sep 1, 2010 FAILED

BC INSPCase 249935

Nov 2, 2010 FAILED

BC INSPCase 249935

Dec 20, 2010 PASSED

BC INSPCase 249935

Jan 31, 2011 FAILED

BC INSPCase 249935

Feb 1, 2011 CLOSED

CEASE INSPCase 249935

Feb 15, 2011 FAILED

CEASE INSPCase 249935

Mar 10, 2011 PASSED

CI INSPCase 459004

Oct 30, 2014 FAILED

CI INSPCase 459004

Dec 10, 2014 FAILED

CI INSPCase 459004

Dec 22, 2014 PASSED

CI INSPCase 603394

Sep 7, 2017 FAILED

CI INSPCase 603394

Sep 29, 2017 PASSED

L&I investigationCase CF-2024-011867

Feb 15, 2024 FAILED

L&I investigationCase CF-2024-011867

Apr 22, 2024 PASSED

Building certificationsInspection result and filed expiration date by L&I building ID4

Special Hazards CertificationCertification BC-2024-003120

Inspected Jan 18, 2024 Deficient

Special Hazards CertificationCertification BC-2024-011220

Inspected Feb 19, 2024 Certified Expires Feb 19, 2025

Special Hazards CertificationCertification BC-2025-004612

Inspected Feb 24, 2025 Certified Expires Feb 24, 2026

Special Hazards CertificationCertification BC-2025-026844

Inspected Oct 10, 2025 Certified Expires Oct 10, 2026

Business licensesHistorical and active licenses are both retained8

Dumpster License - Private PropertyLicense 278649

OLD COUNTRY PIZZA INC

Revenue code 3230 · First issued Feb 19, 1999 Inactive Expiration Jul 31, 2010

Food Preparing and ServingLicense 203058

OLD COUNTRY PIZZA INC

Revenue code 3120 · First issued Aug 18, 2004 Inactive Expiration Apr 30, 2005 Inactive Dec 22, 2012

Dumpster License - Private PropertyLicense 514564

AGS INC STELLAS G PIZZA

Revenue code 3230 · First issued Sep 15, 2010 Inactive Expiration Jul 31, 2011 Inactive Feb 15, 2011

Dumpster License - Private PropertyLicense 525507

STELLAS G PIZZA LLC

Revenue code 3230 · First issued Feb 15, 2011 Active

Food Preparing and ServingLicense 525624

STELLAS G PIZZA LLC

Revenue code 3120 · First issued Feb 17, 2011 Inactive Expiration Apr 30, 2026 Inactive Jun 29, 2026

Handbill DistributionLicense 525625

STELLAS G PIZZA LLC

Revenue code 3418 · First issued Feb 17, 2011 Inactive Expiration Aug 31, 2024 Inactive Oct 30, 2024

Food Preparing and ServingLicense 0990321

Stella's Pizza LLC

Revenue code 3120 · First issued Oct 2, 2025 Active Expiration Oct 1, 2026

Dumpster License - Private PropertyLicense 0990678

Stella's Pizza LLC

Revenue code 3230 · First issued Oct 7, 2025 Active

AppealsApplication status and decision are separate City fields1

RB_LIRBAppeal 8314

Mar 24, 2009 OPEN City affirmed

THIS IS MY PLACE OF BUSINESS. I NEED IT TO BE OPEN AS THIS IS MY ONLY MEANS OF INCOME. I NEED TO PAY MY BILLS, FOOD, RENT FOR STORE AND MORTGAGE.

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.

3 verify 2 favorable dated record

VerifyFailed inspections are dated events—not the current condition11 failed, 7 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 22, 2024.

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 authorityDumpster License - Private Property #278649: Inactive; Food Preparing and Serving #203058: Inactive since Dec 22, 2012; Dumpster License - Private Property #514564: Inactive since Feb 15, 2011; Food Preparing and Serving #525624: Inactive since Jun 29, 2026

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 commercial. 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 12 historical violations across 6 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 datasetSpecial Hazards Certification: Certified through Oct 10, 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 replace3 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 ↗

Informational only—not a legal opinion, title report, code inspection, tax payoff, or substitute for a Pennsylvania lawyer, title company, inspector, or tax professional.

Commercial propertyProperty report

This is a store, recorded under the city's commercial category. The homeowner tools (rent estimate, homestead playbook) don't apply, so they're hidden. The full record and owner trail are below.

What it is

Store

Store 1 Sty Masonry

Owner

Kovatsis Real Estate LLC

OPA tax treatment

Assessed $166K

Taxable assessment on the roll

$ / sq ft

$189

above the $130 median for 12,035 commercial parcels citywide

Corridor

Holme Ave. and Willits Rd.

city commercial corridor

Assessed value

$166,000

2026 OPA · 2027: $205,000

Interior area

1,084 sqft

Lot size

1,921 sqft

Built

1956

Zoning

CMX2

Block context

3209 Willits Rd sits on the 3200 block of Willits Rd. Open the block report to compare its parcels, ownership and public-record history.

See the whole block →

Next door: 3207 Willits Rd · 3211 Willits Rd

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

Methodology & freshness

This report was assembled Jul 10, 2026, 6:30 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.

BlockReport AICited sources

Ask about this commercial property across deeds, permits, violations, dated taxes, ownership, and comparable context. Curated questions are free; ask 3 custom questions per browser. Analyst includes up to 150 custom questions per day.

About this data & fine print

Answers are generated by an AI agent querying available City of Philadelphia open data at the moment you ask: OPA property assessments, Recorder of Deeds transfer records, L&I permits, violations & licenses, dated Dept. of Revenue tax records, Zoning Board appeals, Police incident reports, Philly311 requests, and School District of Philadelphia catchment and school data.

For an explicit web search or a current listing/news question, the agent may also search the public web through OpenRouter and must link every web-derived claim. Public listing pages can be stale and are not direct or comprehensive MLS access.

Property-level tax data is historical: the delinquency snapshot is dated June 2022 and the separate detailed ledger ends in 2016. Neither shows what is owed today; verify a current balance with Philadelphia Revenue.

City data is published as-is and can lag, contain errors, or be corrected later; school performance datasets run years behind and are labeled with their school year. AI answers can contain mistakes — verify anything that matters against the official record (property.phila.gov, atlas.phila.gov) before acting on it.

Informational only. Not legal, financial, or investment advice. Not a consumer report under the FCRA — it may not be used to decide anyone's eligibility for housing, tenancy, employment, credit, or insurance.

Official city record ↗ · L&I history ↗ · See the whole block · Download this record (JSON)