2026 taxable assessment $108,100 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $102,600; it is not the 2026 billed-year value.
Commercial property report
4431-35 Lancaster Ave
983 sqft · CMX2 · built 1915
Store · Keith Bunch · assessed $108K (2026) · 2027 OPA assessment $103K. On the 4400 block of Lancaster Ave.
Property summary
Assessment$108,1002026 OPA assessment · 2027: $102,600
Last sale—No sale value available
Est. tax bill$1,513/year2026 taxable assessment × 1.3998%
Tax delinquency$26KCity snapshot · Jun 2022
Permits0Dated 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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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 8829338702026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
$25,688.17 was recorded for this parcel in Philadelphia's June 2022 delinquency snapshot. That amount may have been paid, reduced, or increased since; it is not a current payoff figure.
A separate historical parcel ledger ending in 2016 records $14,618.04 and a lien entry. It is shown as historical context only.
2014$3,295.45 total · $2,173.96 principal · $423.91 interest · $152.16 penalty2015$6,221.51 total · $4,413.42 principal · $463.41 interest · $308.94 penalty2016$5,101.08 total · $4,610.38 principal · $69.16 interest · $46.10 penalty
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 recordHistory
Why it matters2 L&I violations (2017); 5 L&I violations (2018); Inspection failed ×3 (2018); 2 L&I violations (2019); Inspection failed ×2 (2019); L&I violation (2025); Inspection failed (2025); Inspection passed (2026).
View supporting records →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 verify
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.
Records to verify together
More than one separately dated public record deserves a current-status check.
Evidence: $25,688 appeared in the City's June 2022 delinquency snapshot · a lien number appears in the historical tax ledger through 2016 · failed L&I inspection activity in 2025
Limit: A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue.
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.
$26K · Jun 2022 delinquency snapshot historical lien entry · through 2016
What it is
Store
Auto Repair Shop Masonry
Owner
Bunch Keith
OPA tax treatment
Assessed $108K
Taxable assessment on the roll
$ / sq ft
$104
below the $130 median for 12,035 commercial parcels citywide
Corridor
Lancaster Avenue/44th-50th
city commercial corridor
Assessed value
$108,100
2026 OPA · 2027: $102,600
Interior area
983 sqft
Lot size
2,494 sqft
Built
1915
Zoning
CMX2
Block context
4431-35 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: 4429 Lancaster Ave · 4427 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)