The Block Report

House report

5402 Willows Ave

3 bd · 1 ba · 1 story · 1,308 sqft · CMX2 · built 1925

Owner-occupied · assessed $44K (2026) · 2027 OPA assessment $146K · sold 2×. On the 5400 block of Willows Ave.

Property summary

Assessment$44,4002026 OPA assessment · 2027: $145,700 Last sale$9KRecorded 2008 · later nominal deed Est. tax bill$0/year2026 OPA · Homestead-adjusted Tax delinquencyNo 2022 matchNot proof account is current Permits1Every fetched City permit Violations0 open16 historical across 6 cases

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

BlockReport AI · cited public records

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BlockReport can explain a discrepancy, but it cannot rewrite an official City record. Use the agency that owns the underlying fact:

Street view of 5402 Willows Ave
From the street — imagery © Google
From above — imagery © Esri, Maxar

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$0/year

2026 taxable assessment $0 × 1.3998%. Estimate—not a bill or account balance.

OPA also publishes a 2027 assessment of $145,700; 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 513212400
Open Philadelphia Tax Center →Choose “View period balance” to see the tax year and any credit, interest, or delinquency.
Exemption classificationHomestead exemption

2026 OPA removes $44,400 from the taxable assessment through the owner-occupant exemption. The exclusion reduces this assessment-based estimate to $0.

Historical delinquency sources Record found

This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.

A separate historical parcel ledger ending in 2016 records $26,440.75 and a lien entry. It is shown as historical context only.

1994$1,295.73 total · $54.56 principal · $1,088.31 interest · $41.43 penalty1995$2,191.86 total · $702.50 principal · $1,296.11 interest · $49.18 penalty1996$2,147.18 total · $702.50 principal · $1,253.96 interest · $49.18 penalty1997$2,102.50 total · $702.50 principal · $1,211.81 interest · $49.18 penalty1998$2,035.49 total · $702.50 principal · $1,148.59 interest · $49.18 penalty2000$1,901.45 total · $702.50 principal · $1,022.14 interest · $49.18 penalty2001$1,960.04 total · $751.17 principal · $1,025.34 interest · $52.58 penalty2002$1,250.04 total · $494.36 principal · $630.31 interest · $34.61 penalty2004$1,947.45 total · $839.36 principal · $919.10 interest · $58.76 penalty2005$1,867.38 total · $839.36 principal · $843.56 interest · $58.76 penalty2006$1,787.31 total · $839.36 principal · $768.02 interest · $58.76 penalty2007$1,707.24 total · $839.36 principal · $692.48 interest · $58.76 penalty2008$1,627.15 total · $839.36 principal · $616.93 interest · $58.76 penalty2010$1,131.39 total · $641.48 principal · $358.99 interest · $46.88 penalty2012$1,488.54 total · $957.98 principal · $359.24 interest · $67.06 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
Finding

Renovated & sold on

Why it matters

Bought for $5K in 2006, electrical permit in 2007, sold for $9K in 2008 (+79%).

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.

Dated record flagRecords to verify together

More than one separately dated public record deserves a current-status check.

Evidence: a lien number appears in the historical tax ledger through 2016 · failed L&I inspection activity in 2023

Limit: A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue.

Dated record flagAssessment/permit mismatch

The assessment jumped 228% in 2027, but no matching permit appears in the property timeline.

Evidence: assessment moved from $44,400 to $145,700 · 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.

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 1925: 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.

The last transfer used nominal consideration

The latest deed records $100 or less. That is not a usable market-sale price and can reflect a family, estate, gift, correction, or entity transfer. Inspect the deed and order a title search rather than inferring the relationship or chain.

If you own it

$26,441 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.

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.

The investment read

How this house has moved and where it's pointed: the city's assessed value (not a listing price) over 12 years, charted against its block; appreciation is that history's pace, and the 5-year figure simply extends it. Yield estimates rent-vs-price from area rents. Ask the record to dig into any number.

Assessed value
$44,400
2026 billed-year assessment · 2027: $145,700 · built 1925
Price / sq ft
$111
block $113 · in line w/ block
Appreciation
+60%
+5%/yr, city 6.5%
In 5 years (~2031)
~$146K
+5%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$0
0% effective
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
14.1%
≈$2K/mo rent
Times sold
2

Value vs. the block, over time — sales, permits & L&I events marked on the line

$0$100K$200KBefore this chart — 2006: Sold $5K 2007: Electrical 2008: Sold $9K 2010: L&I violation2019: 9 L&I violations 2019: L&I: 3 failed, 1 passed2020: L&I violation 2020: L&I: 2 failed, 2 passed2023: 2 L&I violations 2023: Inspection failed ×22024: Inspection passed$44K201620182020202220242026
This houseBlock median & rangeL&I violationPermitInspection
Highlight

The paper trail

Renovated & sold on

Bought for $5K in 2006, electrical permit in 2007, sold for $9K in 2008 (+79%).

  1. 2006 $5KSold
  2. 2007 ElectricalPermit
  3. 2008 $9KSold
  4. 2010 L&I violationL&I
  5. 2019 9 L&I violationsL&IL&I: 3 failed, 1 passedL&I visit
  6. 2020 L&I violationL&IL&I: 2 failed, 2 passedL&I visit
  7. 2023 2 L&I violationsL&IInspection failed ×2L&I visit
  8. 2024 Inspection passedL&I visit

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.

Open the City record ↗
Recorded owner
Individual owner on record
L&I district
SOUTH
OPA account
513212400

What this record suggests

The City file documents 1 permit touching electrical work. 1 carries a completed, issued, or approved status; that documents the filing, not the present quality of the work.

  1. InvestigationL&I investigation

    Case CF-2023-105672 · PASSED

  2. InvestigationL&I investigation

    Case CF-2023-105672 · FAILED

  3. ViolationEXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE

    Case CF-2023-105672 · Violation VI-2023-078679 · COMPLIED

  4. ViolationEXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES

    Case CF-2023-105672 · Violation VI-2023-078680 · COMPLIED

  5. InvestigationL&I investigation

    Case 697065 · PASSED

  6. InvestigationL&I investigation

    Case 726666 · FAILED

  7. InvestigationL&I investigation

    Case 726666 · PASSED

  8. ViolationRUBBISH AND GARBAGE

    Case 726666 · Violation 211994825 · COMPLIED

  9. InvestigationHCEU INSP

    Case 697065 · CLOSED

  10. InvestigationHCEU INSP

    Case 697065 · FAILED

  11. ViolationEXTERIOR STRUCT HDRAILS GDRAIL

    Case 697065 · Violation 211967783 · COMPLIED

  12. ViolationEXTERIOR STRUCT ROOF DRAINAGE

    Case 697065 · Violation 211967781 · COMPLIED

  13. ViolationONE AND TWO FAMILY (R3)

    Case 697065 · Violation 211967779 · CVN ISSUED

  14. InvestigationHCEU INSP

    Case 683539 · PASSED

  15. InvestigationHCEU INSP

    Case 683539 · FAILED

  16. ViolationEXTERIOR STRUCT STAIRS, ETC

    Case 683539 · Violation 5027983 · COMPLIED

  17. ViolationELECTRICAL -LIGHTING

    Case 683539 · Violation 5027986 · COMPLIED

  18. ViolationEXTERIOR STRUCTURE WALLS

    Case 683539 · Violation 5027985 · COMPLIED

  19. ViolationEXTERIOR STRUCT HDRAILS GDRAIL

    Case 683539 · Violation 5027984 · COMPLIED

  20. ViolationONE AND TWO FAMILY (R3)

    Case 683539 · Violation 5027981 · COMPLIED

  21. ViolationEXTERIOR AREA SANITATION

    Case 683539 · Violation 5027982 · COMPLIED

  22. InvestigationHCEU INSP

    Case 236974 · PASSED

  23. ViolationEXT A-CLEAN RUBBISH/GARBAGE

    Case 236974 · Violation 1698797 · COMPLIED

  24. InvestigationHCEU INSP

    Case 236974 · FAILED

  25. InvestigationHCEU INSP

    Case 208612 · PASSED

  26. InvestigationHCEU INSP

    Case 208612 · FAILED

  27. ViolationDRAINAGE-DOWNSPOUT REPR/REPLC

    Case 208612 · Violation 1510202 · COMPLIED

  28. ViolationDRAINAGE-YARD DRAIN REPAIR

    Case 208612 · Violation 1510203 · COMPLIED

  29. ViolationPROSEC- EMERG IMMED RI

    Case 208612 · Violation 1510204 · COMPLIED

  30. Recorded transfer$9K transfer

    2008

  31. PermitElectrical

    Permit 119088 · COMPLETED

    THROUGHOUT REPLACE ELECTRICAL SERVICE WITH 200A MAIN SERVICE AND RUN FEEDERS TO SUB PANELS IN APTS.

  32. InvestigationBP_BLDG

    Case 92155 · PASSED

  33. InvestigationBP_BLDG

    Case 92155 · FAILED

  34. InvestigationHCEU INSP

    Case 95690 · PASSED

  35. InvestigationHCEU INSP

    Case 95690 · FAILED

  36. InvestigationHCEU INSP

    Case 78359 · PASSED

  37. InvestigationHCEU INSP

    Case 78359 · FAILED

  38. Recorded transfer$5K transfer

    2006

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 1 on this property

This property’s file includes EP_ELECTRL permit record. A permit documents authorized scope and a City process; it is not by itself proof that every described improvement was completed, remains in place, or meets today’s condition expectations.

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 check current status

An open row is a dated City status, not a diagnosis of current condition or a conclusion about the property. Read the case, notice, and any subsequent inspection together, then verify the live file.

How L&I code enforcement works ↗City violation and order types ↗

Flags: historical tax ledger through 2016 recorded $26K with a lien entry. 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.

Bedrooms
3
Bathrooms
1
Stories
1
Interior
1,308 sqft
livable area
Lot
1,223 sqft
Basement
Partial, semi-finished
city code F
Garage
1 space
Exterior condition
Average
city code 4
Interior condition
Average
city code 4
Quality grade
C
assessor's grade
Zoning
CMX2
city zoning code

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

Run the numbers

What owning 5402 Willows 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.

$146K
20%
6.875%
$2K/mo
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

5402 Willows Ave sits on the 5400 block of Willows Ave. Open the block report to compare its parcels, ownership and public-record history.

See the whole block →

Next door: 5400 Willows Ave  ·  5404 Willows Ave

Where this comes from
Methodology & freshness

This report was assembled Jul 10, 2026, 3:48 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.

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