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.
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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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 5132124002026 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 recordRenovated & sold on
Why it mattersBought for $5K in 2006, electrical permit in 2007, sold for $9K in 2008 (+79%).
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
- Tsega Mcdermott
- Tax mailing address
- 5402 WILLOWS AVE, PHILADELPHIA PA, 19143
- L&I district
- SOUTH
- Building ID (BIN)
- —
- OPA account
- 513212400
Permits1Every dated permit
Violation cases616 violation records · 0 open
Investigations2514 failed · 10 passed · 1 closed
Building certifications0No match
Business licenses0No match
Appeals0No match
PermitsPermit number, issued date, work and City status1
ElectricalPermit 119088
Nov 30, 2007 COMPLETED
THROUGHOUT REPLACE ELECTRICAL SERVICE WITH 200A MAIN SERVICE AND RUN FEEDERS TO SUB PANELS IN APTS.
Violation cases16 individual violation records; resolved history remains visible6
Case 208612CLOSED
STANDARD · Opened Jul 30, 2009 · completed Nov 19, 2009
- DRAINAGE-DOWNSPOUT REPR/REPLCViolation 1510202Jul 29, 2009 COMPLIED
- DRAINAGE-YARD DRAIN REPAIRViolation 1510203Jul 29, 2009 COMPLIED
- PROSEC- EMERG IMMED RIViolation 1510204Jul 29, 2009 COMPLIED
Case 236974CLOSED
STANDARD · Opened May 27, 2010 · completed Aug 24, 2010
- EXT A-CLEAN RUBBISH/GARBAGEViolation 1698797May 26, 2010 COMPLIED
Case 683539CLOSED
STANDARD · Opened May 7, 2019
- EXTERIOR STRUCT STAIRS, ETCViolation 5027983May 2, 2019 COMPLIED
- ELECTRICAL -LIGHTINGViolation 5027986May 2, 2019 COMPLIED
- EXTERIOR STRUCTURE WALLSViolation 5027985May 2, 2019 COMPLIED
- EXTERIOR STRUCT HDRAILS GDRAILViolation 5027984May 2, 2019 COMPLIED
- ONE AND TWO FAMILY (R3)Violation 5027981May 2, 2019 COMPLIED
- EXTERIOR AREA SANITATIONViolation 5027982May 2, 2019 COMPLIED
Case 697065CLOSED
NOTICE OF VIOLATION · Opened Jul 23, 2019 · completed Aug 12, 2020
- EXTERIOR STRUCT HDRAILS GDRAILViolation 211967783Jul 23, 2019 COMPLIED
- EXTERIOR STRUCT ROOF DRAINAGEViolation 211967781Jul 23, 2019 COMPLIED
- ONE AND TWO FAMILY (R3)Violation 211967779Jul 23, 2019 CVN ISSUED
Case 726666CLOSED
NOTICE OF VIOLATION · Opened Mar 10, 2020 · completed Jun 30, 2020
- RUBBISH AND GARBAGEViolation 211994825Mar 9, 2020 COMPLIED
Case CF-2023-105672CLOSED
NOTICE OF VIOLATION · Opened Oct 11, 2023 · completed Jan 30, 2024
- EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINEViolation VI-2023-078679Oct 11, 2023 COMPLIED
- EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMESViolation VI-2023-078680Oct 11, 2023 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes25
HCEU INSPCase 78359
Sep 8, 2006 FAILED
HCEU INSPCase 78359
Sep 19, 2006 PASSED
BP_BLDGCase 92155
Nov 27, 2006 FAILED
HCEU INSPCase 95690
Dec 21, 2006 FAILED
HCEU INSPCase 95690
Apr 12, 2007 PASSED
BP_BLDGCase 92155
Jul 2, 2007 FAILED
BP_BLDGCase 92155
Aug 15, 2007 PASSED
BP_BLDGCase 92155
Oct 17, 2007 PASSED
HCEU INSPCase 208612
Jul 29, 2009 FAILED
HCEU INSPCase 208612
Oct 27, 2009 FAILED
HCEU INSPCase 208612
Nov 19, 2009 PASSED
HCEU INSPCase 236974
May 26, 2010 FAILED
HCEU INSPCase 236974
Aug 23, 2010 PASSED
HCEU INSPCase 683539
May 7, 2019 FAILED
HCEU INSPCase 683539
Jul 19, 2019 PASSED
HCEU INSPCase 697065
Jul 19, 2019 FAILED
HCEU INSPCase 697065
Nov 26, 2019 FAILED
HCEU INSPCase 697065
Jan 7, 2020 CLOSED
HCEU INSPCase 726666
Mar 9, 2020 FAILED
L&I investigationCase 726666
Jun 30, 2020 FAILED
L&I investigationCase 726666
Jun 30, 2020 PASSED
L&I investigationCase 697065
Aug 12, 2020 PASSED
L&I investigationCase CF-2023-105672
Oct 11, 2023 FAILED
L&I investigationCase CF-2023-105672
Dec 5, 2023 FAILED
L&I investigationCase CF-2023-105672
Jan 30, 2024 PASSED
Building certificationsInspection result and filed expiration date by L&I building ID0
No building certifications matched this parcel in the fetched City dataset.
Business licensesHistorical and active licenses are both retained0
No business licenses matched this parcel in the fetched City dataset.
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.
3 verify
1 favorable dated record
VerifyFailed inspections are dated events—not the current condition14 failed, 10 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 30, 2024.
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 ↗VerifyThe latest nominal transfer is not a market sale—or a title opinionThe latest deed in the assembled record moved for nominal consideration.
Why it mattersA $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.
Verify nextRead the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.
Open the controlling City guidance ↗VerifyHomestead is tied to owner occupancy and the deedOPA shows the Homestead Exemption.
Why it mattersPhiladelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.
Verify nextA buyer should apply in their own name and not assume the seller’s benefit continues.
Open the controlling City guidance ↗Favorable dated recordNo open violation; closed history remains relevantThe fetched record shows 0 open and 16 historical violations across 6 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 ↗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.
Records 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.
Assessment/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
This houseBlock median & rangeL&I violationPermitInspection
The paper trail
Renovated & sold onBought for $5K in 2006, electrical permit in 2007, sold for $9K in 2008 (+79%).
- 2006 $5KSold
- 2007 ElectricalPermit
- 2008 $9KSold
- 2010 L&I violationL&I
- 2019 9 L&I violationsL&IL&I: 3 failed, 1 passedL&I visit
- 2020 L&I violationL&IL&I: 2 failed, 2 passedL&I visit
- 2023 2 L&I violationsL&IInspection failed ×2L&I visit
- 2024 Inspection passedL&I visit
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
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 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.
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
- 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)