2026 taxable assessment $318,362 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $1,630,500; it is not the 2026 billed-year value.
Apartment building report
4408 Lancaster Ave
5 stories · 12,600 sqft · CMX2 · built 2024
Vacant lot · 9 units · Terra Firma 4408 Lancaster LLC · assessed $1.4M (2026) · 2027 OPA assessment $1.6M. On the 4400 block of Lancaster Ave.
Property summary
Assessment$1,447,1002026 OPA assessment · 2027: $1,630,500
Last sale$275KRecorded 2022
Est. tax bill$4,456/year2026 taxable assessment · full-value scenario $20,257/year · basis and term unverified
Tax delinquency—Snapshot unavailable
Permits8Dated 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
Ask the questions this record raises.
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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 8810009632026 OPA taxes $318,362 of $1,447,100 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
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 mattersBought for $275K in 2022, built new under a 2023 permit (reduced taxable assessment shown).
View supporting records →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: 8 permit events since 2023 · 1 zoning/board appeal since 2023
Limit: Record activity alone does not establish that a sale or redevelopment is planned.
Transparent record rules, not a score or forecast. Each flag is a prompt to verify the cited records, not a prediction or allegation.
Apartment buildingBuilding report
This is a vacant lot, recorded under the city's apartments 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
Vacant lot
Vacant Land Commer < Acre
Owner
Terra Firma 4408 Lancaster LLC
OPA tax treatment
Assessed $1.4M
Taxable assessment on the roll
$ / sq ft
$129
below the $151 median for 3,983 apartments parcels citywide
Corridor
Lancaster Avenue/44th-50th
city commercial corridor
Licensed units
9
active rental license
Assessed value
$1,447,100
2026 OPA · 2027: $1,630,500
Interior area
12,600 sqft
Lot size
1,260 sqft
Stories
5
Built
2024
Zoning
CMX2
City record timeline
Every dated deed, permit, inspection, license, violation, certification, and appeal—together.
The timeline combines the report’s transfer history with every successfully fetched L&I and zoning row. A date or status is the City’s filed record, not a statement that the condition remains current; use the official file for live detail.
- Recorded owner
- Terra Firma 4408 Lancaster LLC
- L&I district
- —
- OPA account
- 881000963
What this record suggests
The timeline preserves the dated City rows that matched this parcel. It is a sequence to verify, not a conclusion about present condition.
- AppealBBS Unsafe
Appeal HA-2023-001147 · Closed · Continued
See Attached
- Land recordLand record
2022
- AppealZBA Permit Denial - Variance
Appeal ZP-2020-005542 · Completed · Granted with conditions
PERMIT FOR THE ESTABLISHMENT OF UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND TWO (2) PARCELS (4408 LANCASTER AVE AND 4410 LANCASTER AVE) TO PRESER
Free record guide
How Philadelphia’s property system works
These explainers are free because the record only helps if you know what it can—and cannot—prove. Use the linked City guidance for the controlling rule.
Permits and inspections
A permit is the City’s authorization and review pathway for construction or repair work. No fetched permit is not proof that no work ever happened.
L&I inspections are scheduled at defined stages; final inspection and required certifications are separate steps in closing out applicable work.
How construction and repair permits work ↗See City inspection stages by permit type ↗Assessments and taxes
The OPA assessment is the City’s value on the tax roll—not an asking price, appraisal, or live account balance. The taxable assessment can differ from the full assessment because the City roll records exemptions or other treatment; the report keeps those fields separate.
Your annual estimate uses the taxable assessment. Payments, credits, interest, and the amount due are maintained separately in Tax Center.
How the Office of Property Assessment works ↗Philadelphia property-tax guidance ↗Violations, cases, and status
L&I enforcement records can include warnings, notices, orders, inspections, and later resolution activity. A closed visit is still a historical record; it is not a missing event.
How L&I code enforcement works ↗City violation and order types ↗Who's behind it
Terra Firma 4408 Lancaster LLC · corporate / LLC owner
• Owns 2 properties across Philadelphia under this name, assessed at $1.7M combined
• Tax bills mail to 4408 Lancaster Ave #404, Philadelphia PA, 19104
• Holds an active rental license for this address
Block context
4408 Lancaster Ave sits on the 4400 block of Lancaster Ave. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 4406 Lancaster Ave · 4410 Lancaster Ave
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, 9:06 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)