2026 taxable assessment $63,800 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $178,800; it is not the 2026 billed-year value.
Mixed-use report
5400 Willows Ave
1,380 sqft · CMX2 · built 1925
Owner-occupied · assessed $64K (2026) · 2027 OPA assessment $179K · sold 1×. On the 5400 block of Willows Ave.
Property summary
Assessment$63,8002026 OPA assessment · 2027: $178,800
Last sale$29KRecorded 2006
Est. tax bill$893/year2026 taxable assessment × 1.3998%
Tax delinquencyNo 2022 matchNot proof account is current
Permits3Every fetched City permit
Violations0 open18 historical across 8 cases
“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 5132123002026 taxable assessment equals the full assessed value.
Historical delinquency sources No current conclusion
This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.
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 recordImproved
Why it mattersBought for $29K in 2006. Owner pulled a electrical permit in 2009.
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
- Individual owner on record Analyst access to view
- Tax mailing address
- Private for individual owners
- L&I district
- SOUTH
- Building ID (BIN)
- 1514552
- OPA account
- 513212300
Permits3Every dated permit
Violation cases818 violation records · 0 open
Investigations1911 failed · 8 passed · 0 closed
Building certifications3Latest result: Certified
Business licenses61 active
Appeals0No match
PermitsPermit number, issued date, work and City status3
Major alterationPermit 169134
Aug 5, 2008 COMPLETED Completed Jul 3, 2009
REPLACE WINDOWS SAME SIZE AND LOCATION SHEETROCK REPAIRS TO SIDING
PlumbingPermit 197322
Jan 21, 2009 COMPLETED Completed Mar 17, 2009
INSTALL KITCHEN SINK ON 2ND FLOOR, HOT WATER HEATER
ElectricalPermit 197329
Jan 21, 2009 COMPLETED Completed Dec 11, 2009
INSTALLED (10)RECEPTACLES, (10)LIGHT SWITCHES,(7)SWITCHES. INSTALL (8)BASEBOARD HEATERS ON 4-20 AMP TWO POLE CIRCUITS.... IN ACCORDANCE WITH 2005 NEC
Violation cases18 individual violation records; resolved history remains visible8
Case 131589CLOSED
STANDARD · Opened Oct 18, 2007 · completed Jan 20, 2011
- OBTAIN LIC INDICATEDViolation 707622Oct 15, 2007 COMPLIED
Case 189838CLOSED
CONSTRUCTION SERVICES · Opened Jan 16, 2009 · completed Jan 21, 2009
- PERMP- ALTER/REPAIR/REPL PLUMBViolation 1215640Jan 16, 2009 COMPLIED
- PERME- ALTER ELEC INSTALLATIONViolation 1215639Jan 16, 2009 COMPLIED
Case 190171CLOSED
HAZARDOUS · Opened Jan 23, 2009 · completed Oct 9, 2009
- DRAINAGE-AFFECTING ADJ/PROPViolation 1308121Jan 22, 2009 COMPLIED
- DRAINAGE-DOWNSPOUT CONNECTViolation 1308122Jan 22, 2009 COMPLIED
Case 251212CLOSED
HAZARDOUS · Opened Sep 14, 2010
- DRAINAGE-DOWNSPOUT CONNECTViolation 1816645Sep 13, 2010 COMPLIED
Case 356867CLOSED
HAZARDOUS · Opened Oct 24, 2012 · completed Dec 2, 2013
- DRAINAGE-DOWNSPOUT CONNECTViolation 2728591Oct 23, 2012 COMPLIED
- DRAINAGE-ROOF/YARDS/OPEN AREASViolation 2728590Oct 23, 2012 COMPLIED
- LICENSE-RES SFD/2FDViolation 2728589Oct 23, 2012 COMPLIED
- FIRE-PULL STATION SIGNSViolation 2728588Oct 23, 2012 COMPLIED
- AFDS-REQD EXIST MIX RES/NON-RViolation 2728587Oct 23, 2012 COMPLIED
- SD-REQD EXIST GROUP RViolation 2728586Oct 23, 2012 COMPLIED
Case 714350CLOSED
NOTICE OF VIOLATION · Opened Nov 4, 2019 · completed Feb 1, 2022
- FIRE ALARM INOPERABLEViolation 211977489Nov 2, 2019 CLOSED
- FIRE ALARM TESTED/CERTIFIEDViolation 211977488Nov 2, 2019 CLOSED
Case 726662CLOSED
NOTICE OF VIOLATION · Opened Mar 10, 2020 · completed Jun 30, 2020
- RUBBISH AND GARBAGEViolation 211994887Mar 9, 2020 COMPLIED
Case CF-2022-008285CLOSED
NOTICE OF VIOLATION · Opened Feb 1, 2022 · completed Apr 29, 2022
- FAIL OBTAIN LICENSE Violation VI-2022-006402Feb 1, 2022 COMPLIED
- FIRE ALARM INOPERABLEViolation VI-2022-006399Feb 1, 2022 COMPLIED
- FIRE ALARM TESTED/CERTIFIEDViolation VI-2022-006401Feb 1, 2022 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes19
BC INSPCase 131589
Oct 15, 2007 FAILED
BP_BLDGCase 189838
Jan 16, 2009 FAILED
BP_BLDGCase 189838
Jan 21, 2009 PASSED
HCEU INSPCase 190171
Jan 22, 2009 FAILED
HCEU INSPCase 190171
Apr 21, 2009 FAILED
HCEU INSPCase 190171
Oct 8, 2009 PASSED
HCEU INSPCase 251212
Sep 13, 2010 FAILED
HCEU INSPCase 251212
Oct 12, 2010 PASSED
BC INSPCase 131589
Jan 20, 2011 PASSED
HCEU INSPCase 356867
Oct 23, 2012 FAILED
HCEU INSPCase 356867
Mar 1, 2013 FAILED
HCEU INSPCase 356867
Nov 29, 2013 PASSED
HCEU INSPCase 714350
Nov 2, 2019 FAILED
HCEU INSPCase 726662
Mar 9, 2020 FAILED
L&I investigationCase 726662
Jun 30, 2020 PASSED
L&I investigationCase CF-2022-008285
Feb 1, 2022 FAILED
L&I investigationCase 714350
Feb 1, 2022 PASSED
L&I investigationCase CF-2022-008285
Apr 4, 2022 FAILED
L&I investigationCase CF-2022-008285
Apr 29, 2022 PASSED
Building certificationsInspection result and filed expiration date by L&I building ID3
Fire Alarm CertificationCertification BC-2022-004773
Inspected Feb 25, 2022 Certified Expires Feb 25, 2023
Fire Alarm CertificationCertification BC-2025-005161
Inspected Feb 24, 2025 Certified Expires Feb 24, 2026
Fire Alarm CertificationCertification BC-2026-005517
Inspected Feb 26, 2026 Certified Expires Feb 26, 2027
Business licensesHistorical and active licenses are both retained6
Food Preparing and ServingLicense 310345
JOHNNY MARTINEZ (YANDEL FOOD MARKET)
Revenue code 3120 · First issued Mar 19, 2005 Inactive Expiration Apr 30, 2007 Inactive Nov 7, 2008
Food Preparing and ServingLicense 460431
ESMERALDA M ALMONTE (COMMUNITY MINI MARKET)
Revenue code 3120 · First issued Nov 7, 2008 Inactive Expiration Apr 30, 2011 Inactive Apr 19, 2011
Dumpster License - Public ROWLicense 507233
TWO BROTHERS FOOD MARKET INC
Revenue code 3417 · First issued May 11, 2011 Inactive Expiration Mar 31, 2016 Inactive May 30, 2016
Food Preparing and ServingLicense 631111
TWO BROTHERS FOOD MARKET INC
Revenue code 3120 · First issued Jun 4, 2014 Inactive Expiration Apr 30, 2017 Inactive Jun 29, 2017
Food Preparing and ServingLicense 806066
Two Brother Food Market II Inc
Revenue code 3120 · First issued Mar 18, 2019 Inactive Expiration Mar 17, 2020 Inactive May 16, 2020
Food Preparing and ServingLicense 893411
L Y A M Supermarket Inc
Revenue code 3120 · First issued Apr 29, 2022 Active Expiration Apr 28, 2027
AppealsApplication status and decision are separate City fields0
No appeals matched this parcel in the fetched City dataset.
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
5 verify
2 favorable dated record
Resolve before relyingZoning approval is not the occupancy fileThe record identifies more than one dwelling/use.
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 ↗VerifyResidential and business space run on separate compliance tracksOPA classifies this parcel as mixed-use.
Why it mattersThe zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.
Verify nextMatch every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.
Open the controlling City guidance ↗VerifyResidential form does not establish rental useOPA classifies the parcel as mixed-use; no active Rental License row matched.
Why it mattersA multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.
Verify nextConfirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.
Open the controlling City guidance ↗VerifyFailed inspections are dated events—not the current condition11 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 29, 2022.
Why it mattersA PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.
Verify nextOpen the parent case/permit for each material failure and confirm its later disposition.
Open the controlling City guidance ↗VerifyA historical business license is not current operating authorityFood Preparing and Serving #310345: Inactive since Nov 7, 2008; Food Preparing and Serving #460431: Inactive since Apr 19, 2011; Dumpster License - Public ROW #507233: Inactive since May 30, 2016; Food Preparing and Serving #631111: Inactive since Jun 29, 2017
Why it mattersA license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.
Verify nextIf business income matters, verify the current tenant, use registration, and active license in eCLIPSE.
Open the controlling City guidance ↗VerifyA separate Commercial Trash account may applyOPA classifies the parcel as mixed-use. 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 ↗Favorable dated recordNo open violation; closed history remains relevantThe fetched record shows 0 open and 18 historical violations across 8 cases.
Why it mattersA closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.
Verify nextUse the closed cases to target the inspection and occupancy-file review.
Open the controlling City guidance ↗Favorable dated recordFiled system certifications are current in this datasetFire Alarm Certification: Certified through Feb 26, 2027
Why it mattersFire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.
Verify nextConfirm the certificate covers every applicable system and remains accepted by L&I.
Open the controlling City guidance ↗Closing file: checks no public-record summary can replace5 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 ↗Seller-specific tax relief is not the buyer’s bill
LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.
Next: Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.
Official guidance ↗Separate water-lien guidance ↗Seller disclosure and independent inspections
For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.
Next: Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.
Official 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.
Assessment/permit mismatch
The assessment jumped 180% in 2027, but no matching permit appears in the property timeline.
Evidence: assessment moved from $63,800 to $178,800 · 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.
If you own it
$1,399/yr may be unclaimed
This home reads owner-occupied but shows no Homestead Exemption, which removes $100,000 from the taxable assessment (worth up to $1,399/yr). Applying through the City is free and takes minutes.
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 building 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
$63,800
2026 billed-year assessment · 2027: $178,800 · built 1925
Price / sq ft
$130
block $113 · above block
Appreciation
+49%
+4%/yr, city 6.5%
In 5 years (~2031)
~$179K
+4%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$893
0.5% effective
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
11.5%
≈$2K/mo rent
Times sold
1
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeL&I violationPermit
The paper trail
ImprovedBought for $29K in 2006. Owner pulled a electrical permit in 2009.
- 2006 $29KSold
- 2008 Major alterationPermit
- 2009 PlumbingPermitElectricalPermit
- 2012 6 L&I violationsL&I
- 2013 L&I: 1 failed, 1 passedL&I visit
- 2019 2 L&I violationsL&IInspection failedL&I visit
- 2020 L&I violationL&IL&I: 1 failed, 1 passedL&I visit
- 2022 3 L&I violationsL&IL&I: 2 failed, 2 passedL&I visit
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.
Interior
1,380 sqft
livable area
Lot
1,223 sqft
Exterior condition
Average
city code 4
Above averageBelow average
Interior condition
Average
city code 4
Above averageBelow average
Quality grade
C
assessor's grade
ABCDE
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 5400 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.
When this house last sold (2006) a 30-year mortgage ran about 6.41% — 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
5400 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: 5402 Willows Ave · 5404 Willows 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 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)