2026 taxable assessment $1,020,000 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $1,524,000; it is not the 2026 billed-year value.
Commercial property report
3967-87 Ford Rd
12,000 sqft · RM1 · built 1960
Store · Young Sun Realty Limited · assessed $1.0M (2026) · 2027 OPA assessment $1.5M. On the 3900 block of Ford Rd.
Property summary
Assessment$1,020,0002026 OPA assessment · 2027: $1,524,000
Last sale$2.0MRecorded 2007
Est. tax bill$14,278/year2026 taxable assessment × 1.3998%
Tax delinquency—Snapshot unavailable
Permits6Dated events in report
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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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 8820633502026 taxable assessment equals the full assessed value.
Historical delinquency sources No current conclusion
The June 2022 delinquency snapshot was not verifiably available in this cached report. No conclusion about a match—or today’s balance—can be drawn from that absence.
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 2017 permit.
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
- Young Sun Realty Limited
- Tax mailing address
- PO BOX 2944, HAMILTON SQUARE NJ, 08690
- L&I district
- —
- Building ID (BIN)
- —
- OPA account
- 882063350
Permits0Unavailable
Violation cases0Unavailable
Investigations0Unavailable
Building certifications0Unavailable
Business licenses0Unavailable
Appeals8Completed · Granted with conditions
PermitsPermit number, issued date, work and City status0
No permits matched this parcel in the fetched City dataset.
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 fields8
Zoning board appealAppeal 8844
Aug 18, 2009 CLOSED Granted with conditions
PERMIT FOR THE ERECTION OF ONE (1) FLATWALL SIGN (2'-0"(H) X 20'-0"(W)) ACCESSORY TO TAKE-OUT RESTAURANT WITH SEATING IN SPACE 'D' AS PART OF AN EXISTING SHOPPING CENTER WITH PARKING AND USES AS PREVIOUSLY APPROVED.
Zoning board appealAppeal 11132
Mar 31, 2010 CLOSED Withdrawn
PERMIT FOR A TAKE-OUT RESTAURANT WITH SEATING IN SPACE 3967 & 3969 WITHIN AN EXISTING SHOPPING CENTER.
Zoning board appealAppeal 14434
May 4, 2011 CLOSED Withdrawn
PERMIT FOR A TAKE-OUT RESTAURANT WITH SEATING IN SPACE #3967 & #3969 WITHIN AN EXISTING SHOPPING CENTER.
Zoning board appealAppeal 20318
Sep 11, 2013 CLOSED Dismissed
PERMIT FOR THE DAY CARE CENTER FOR A MAXIMUM OF TWENTY (20) CHILDREN AS PART OF AN EXISTING GROUP DAY CARE (12 CHILDREN) NOT MORE THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON SPACE #3983 AS PART OF AN EXISTING S
Zoning board appealAppeal 28195
Dec 6, 2016 OPEN Withdrawn
PERMIT FOR THE ERECTION OF ONE(1) FLATWALL SIGN ACCESSORY TO SIT-DOWN RESTAURANT AT SPACE # 10 AS PART OF EXISTING STRUCTURE ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED.
Zoning board appealAppeal 28768
Nov 22, 2016 OPEN Granted
SPECIAL EXCEPTION FOR USE AS A DAYCARE CENTER IN SPACE #3983 TO INCLUDE PREPARATION AND SERVING OF FOOD.
Zoning board appealAppeal 31328
Oct 18, 2017 OPEN Granted
PERMIT FOR THE ERECTION OF TWO (2) ACCESSORY FLAT WALL SIGNS ACCESSORY TO THE GYM (PERSONAL SERVICE) IN SPACE 3967 WITH ALL OTHER USES AND ACCESSORY PARKING AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN THE
ZBA Permit Denial - VarianceAppeal ZP-2024-012354
Jul 29, 2025 Completed Granted with conditions
Permit for the proposed use, Sit-Down Restaurant, in an existing structure.
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
1 verify
Resolve before relyingZoning approval is not the occupancy fileAppeal #8844: CLOSED · Granted with conditions.
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 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 ↗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.
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.
Recent transition activity
The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.
Evidence: 2 permit events since 2023 · 1 zoning/board appeal since 2023
Limit: Record activity alone does not establish that a sale or redevelopment is planned.
Assessment/permit mismatch
The assessment jumped 49% in 2027, but no matching permit appears in the property timeline.
Evidence: assessment moved from $1,020,000 to $1,524,000 · no permit shown in 2026-2028
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.
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
Shop Cent Strip Masonry
Owner
Young Sun Realty Limited
OPA tax treatment
Assessed $1.0M
Taxable assessment on the roll
$ / sq ft
$127
below the $130 median for 12,035 commercial parcels citywide
Assessed value
$1,020,000
2026 OPA · 2027: $1,524,000
Interior area
12,000 sqft
Lot size
29,978 sqft
Built
1960
Zoning
RM1
Who's behind it
Young Sun Realty Limited · corporate / LLC owner
• Tax bills mail to Po Box 2944, Hamilton Square NJ, 08690 — outside Philadelphia
Block context
3967-87 Ford Rd sits on the 3900 block of Ford Rd. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 3905 Ford Rd · 3900 Ford 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
- Imagery — Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 9, 2026, 6:52 PM 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. “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)