The Block Report

Mixed-use report

4434 Lancaster Ave

3 stories · 3,726 sqft · CMX2 · built 1920

Investor / LLC · assessed $104K (2026) · 2027 OPA assessment $134K. On the 4400 block of Lancaster Ave.

Street view of 4434 Lancaster Ave
From the street — imagery © Google
From above — imagery © Esri, Maxar
BlockReport AI · cited public records

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Property summary

Assessment$103,5002026 OPA assessment · 2027: $134,100 Last sale$53KRecorded 2018 Est. tax bill$869/year2026 taxable assessment × 1.3998% Tax delinquency—Snapshot unavailable Permits7Dated events in report Violations0 openNo historical match in fetched records

“Open” reflects records available then historical records keep their source dates estimates are labeled

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:

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$869/year

2026 taxable assessment $62,100 × 1.3998%. Estimate—not a bill or account balance.

OPA also publishes a 2027 assessment of $134,100; 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 871067850
Open Philadelphia Tax Center →Choose “View period balance” to see the tax year and any credit, interest, or delinquency.
Exemption classificationPartial assessment exemption — basis unverified

2026 OPA taxes $62,100 of $103,500 assessed. The assessment fields alone do not identify a program, approval date, expiration, or buyer eligibility.

Historical delinquency sources Record found

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.

A separate historical parcel ledger ending in 2016 records $7,887.30 and a lien entry. It is shown as historical context only.

2015$4,122.47 total · $3,236.10 principal · $339.79 interest · $226.53 penalty2016$3,764.83 total · $3,380.52 principal · $50.70 interest · $33.81 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 record

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

$7,887 in the historical tax ledger through 2016

Historical context only, not a current payoff figure; that ledger also contains a lien entry. Verify today's balance and lien status directly with Philadelphia Revenue before relying on it.

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.

Who's behind it

M&R Investment LLC · corporate / LLC owner

• Tax bills mail to 56 County Line Dr, Philadelphia PA, 19115

PA corporate registry ↗OpenCorporates ↗City record ↗

The investment read

How this building has moved and where it's pointed: every fetched annual City assessment, charted against its block and ZIP; appreciation includes the full-period compound rate and the latest year-over-year change. The 5-year figure simply extends that historical pace. Yield estimates rent-vs-price from area rents. Ask the record to dig into any number.

Assessed value
$103,500
2026 billed-year assessment · 2027: $134,100 · built 1920
Price / sq ft
$36
block $60 · below block
Appreciation
-36%
-4%/yr since 2016 · 2027 +30% vs 2026
In 5 years (~2032)
~$109K
-4%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$869
0.65% effective
Jun 2022 tax snapshot
—
Gross yield
8%
≈$896/mo rent
Times sold
0

Assessment vs. the block and ZIP · every dated City record marked on the line

$0$125K$250KZIP 19104 median$134K2015201720192021202320252027
Property assessmentBlock median & rangeZIP 19104 medianAssessmentAppeal

Each icon sits on its recorded date; records without a day are labeled and centered within their year. Select one to explain the filing.

Every dated record2 events · exact dates, newest first
  1. AppealZBA Permit Denial - Variance
  2. AppealZoning board appeal

The paper trail

Improved

Owner pulled a addition and/or alterations permit in 2024.

  1. 2010 UsePermit
  2. 2018 DemolitionPermitMajor alterationPermit6 L&I violations incl EXTERIOR STRUCT UNSAFE COND 9L&IInspection failed ×2L&I visitMajor alterationPermit
  3. 2019 L&I: 1 failed, 1 passedL&I visitAppeal deniedZoning
  4. 2020 Change of UsePermitAppeal granted with conditionsZoning
  5. 2024 Addition and/or AlterationPermitAddition and/or AlterationsPermit

Browse the source ledger

The chart above is the primary timeline. This drawer preserves every underlying dated row and its filed status for source-level review.

Open the City record ↗
Browse 2 dated records deeds, permits, inspections, licenses, violations, certifications & appeals
  1. AppealZBA Permit Denial - Variance

    Appeal ZP-2020-003039 · Completed · Granted with conditions

    COMMERCIAL USE ON FIRST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY), TWO (2) SINGLE FAMILY DWELLINGS ON SECOND FLOOR, TWO (2) SINGLE FAMILY DWELLINGS ON THE THIRD FLOOR(TOTAL FOUR DWELLING UNITS)

  2. AppealZoning board appeal

    Appeal 38020 · OPEN · Denied

    PERMIT FOR SIX (6) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.

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.

Flags: historical tax ledger through 2016 recorded $8K with a lien entry · 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.

Stories
3
Interior
3,726 sqft
livable area
Lot
1,418 sqft
Exterior condition
Sealed / compromised
city code 7
Sealed / compromised
Interior condition
Sealed / compromised
city code 7
Sealed / compromised
Quality grade
C
assessor's grade
Zoning
CMX2
city zoning code
Zoning appeals
2
Completed · Granted with conditions · 2020

OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.

Run the numbers

What owning 4434 Lancaster Ave 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.

$134K
20%
6.875%
$900/mo

When this house last sold (2018) a 30-year mortgage ran about 4.54% — 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

4434 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: 4432 Lancaster Ave  ·  4430 Lancaster Ave

Where this comes from
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)