2026 taxable assessment $128,800 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $156,500; it is not the 2026 billed-year value.
House report
5405 Willows Ave
4 bd · 1 ba · 1 story · 1,845 sqft · RSA5 · built 1925
Owner-occupied · assessed $129K (2026) · 2027 OPA assessment $157K · sold 1×. On the 5400 block of Willows Ave.
Property summary
Assessment$128,8002026 OPA assessment · 2027: $156,500
Last sale$19KRecorded 2023
Est. tax bill$1,803/year2026 taxable assessment × 1.3998%
Tax delinquency$48KCity snapshot · Jun 2022
Permits2Every fetched City permit
Violations0 open29 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 5132020002026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
$48,126.34 was recorded for this parcel in Philadelphia's June 2022 delinquency snapshot for 1989–2021. That amount may have been paid, reduced, or increased since; it is not a current payoff figure.
$12,344.35 principal$30,219.39 interest$1,677.57 penalty$3,885.03 other charges
The snapshot’s 2022 context used $82,000 total assessment, $82,000 taxable, and $0 exempt/abated. Those historical fields can differ from today’s OPA exemption status.
A separate historical parcel ledger ending in 2016 records $46,408.66 and a lien entry. It is shown as historical context only.
1989$808.51 total · $0.00 principal · $763.31 interest · $35.20 penalty1990$1,503.18 total · $0.00 principal · $1,332.87 interest · $45.18 penalty1991$2,140.37 total · $533.72 principal · $1,424.31 interest · $47.90 penalty1992$2,266.09 total · $684.27 principal · $1,385.65 interest · $47.90 penalty1993$2,437.76 total · $751.16 principal · $1,476.03 interest · $52.58 penalty1994$2,081.00 total · $653.18 principal · $1,244.31 interest · $45.72 penalty1995$2,342.21 total · $751.16 principal · $1,385.89 interest · $52.58 penalty1996$2,294.47 total · $751.17 principal · $1,340.84 interest · $52.58 penalty1997$2,246.68 total · $751.17 principal · $1,295.76 interest · $52.58 penalty1998$1,291.71 total · $443.10 principal · $724.47 interest · $31.02 penalty1999$2,103.36 total · $751.17 principal · $1,160.55 interest · $52.58 penalty2000$1,310.63 total · $481.76 principal · $700.96 interest · $33.72 penalty2002$2,028.88 total · $807.69 principal · $1,029.81 interest · $56.54 penalty2003$2,027.54 total · $839.36 principal · $994.65 interest · $58.76 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 penalty2009$1,547.08 total · $839.36 principal · $541.39 interest · $58.76 penalty2010$1,467.01 total · $839.36 principal · $465.85 interest · $58.76 penalty2011$1,522.11 total · $922.44 principal · $428.94 interest · $64.57 penalty2012$1,488.54 total · $957.98 principal · $359.24 interest · $67.06 penalty2013$1,446.61 total · $992.42 principal · $282.84 interest · $69.47 penalty2014$788.07 total · $519.18 principal · $101.24 interest · $36.34 penalty2015$1,063.08 total · $779.75 principal · $81.88 interest · $54.58 penalty2016$1,267.24 total · $1,081.77 principal · $16.22 interest · $10.82 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 recordImproved
Why it mattersBought for $19K in 2023. Owner pulled a make safe permit for rp permit in 2024.
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
- 5405 Willows LLC
- Tax mailing address
- 5405 WILLOWS AVE, PHILADELPHIA PA, 19143
- L&I district
- SOUTH
- Building ID (BIN)
- —
- OPA account
- 513202000
Permits2Every dated permit
Violation cases829 violation records · 0 open
Investigations3226 failed · 4 passed · 2 closed
Building certifications0No match
Business licenses20 active
Appeals0No match
PermitsPermit number, issued date, work and City status2
UsePermit 308021
Oct 22, 2010 COMPLETED Completed Oct 22, 2010
SFD USE TO FAMILY DAYCARE FOR MAXIMUM SIX (6) CHILDREN FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD INCIDENTAL TO AND PART OF A SINGLE FAMILY DWELLING IN AN EXISTING STRUCTURE. NO ADDITIONS. NO SIGN ON THIS APPLICATION.
Make Safe Permit For RPPermit RP-2024-001285
Feb 14, 2024 Completed Completed Mar 7, 2024
In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.” MAKE SAFE PERMIT - For (brief description of work as per Engineer’s report if applicable) to resolve case CF-2022-053912. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed on case #CF-2022-053912.
Violation cases29 individual violation records; resolved history remains visible8
Case 540710CLOSED
STANDARD · Opened Jun 22, 2016 · completed Nov 30, 2016
- VACANT STRUCTURE LICENSEViolation 4150813Jun 21, 2016 CLOSEDCASE
- VACANT PROPERTIES-GENERALViolation 4150816Jun 21, 2016 CLOSEDCASE
- EXTERIOR AREA WEEDSViolation 4150815Jun 21, 2016 CLOSEDCASE
- EXTERIOR AREA SANITATIONViolation 4150814Jun 21, 2016 CLOSEDCASE
Case 565180CLOSED
STANDARD · Opened Nov 30, 2016 · completed May 8, 2017
- VACANT STRUCTURE LICENSEViolation 4223780Feb 10, 2017 COMPLIED
Case CF-2022-053042CLOSED
NOTICE OF VIOLATION · Opened Jun 3, 2022 · completed Jul 27, 2022
- VACANT STRUCTURE LICENSEViolation VI-2022-038841Jun 3, 2022 COMPLIED
- EXTERIOR AREA SANITATIONViolation VI-2022-038842Jun 3, 2022 COMPLIED
- EXTERIOR AREA WEEDSViolation VI-2022-038843Jun 3, 2022 COMPLIED
- EXTERIOR STRUCTURE PROTECTIVE TREATMENTViolation VI-2022-038844Jun 3, 2022 COMPLIED
- VACANT PROPERTIESViolation VI-2022-038845Jun 3, 2022 COMPLIED
Case CF-2022-053912COMPLIED, BALANCE DUE
NOTICE OF VIOLATION · Opened Jun 6, 2022
- UNSAFE STRUCTUREViolation VI-2022-039546Jun 6, 2022 COMPLIED
- ARCHITECT/ENGINEER SERVICESViolation VI-2022-039547Jun 6, 2022 COMPLIED
- EXTERIOR WALLSViolation VI-2022-039548Jun 6, 2022 COMPLIED
- ROOF DEFICIENCIESViolation VI-2022-039549Jun 6, 2022 COMPLIED
Case CF-2023-010788COMPLIED, BALANCE DUE
NOTICE OF VIOLATION · Opened Feb 8, 2023
- ALTER EXTERIOR PORTIONViolation VI-2023-017831Mar 23, 2023 CLOSED
- ALTER INTERIOR PORTIONViolation VI-2023-017832Mar 23, 2023 CLOSED
Case CF-2023-016808IN VIOLATION - COURT
NOTICE OF VIOLATION · Opened Mar 2, 2023
- ADDITIONViolation VI-2023-012800Mar 2, 2023 OPEN
- NEW ELECTRICAL SERVICEViolation VI-2023-012801Mar 2, 2023 OPEN
- HVAC SYSTEMViolation VI-2023-012802Mar 2, 2023 OPEN
- NEW PLUMBINGViolation VI-2023-012803Mar 2, 2023 OPEN
- ZONING REQUIRED FOR CONSTRUCTIONViolation VI-2023-012804Mar 2, 2023 OPEN
- OUTDOOR DECKViolation VI-2023-012805Mar 2, 2023 OPEN
Case CF-2023-016965SVN ISSUED, BALANCE DUE
SITE VIOLATION NOTICE · Opened Mar 2, 2023
- DEBRIS REMOVE- CONSTRUCTIONViolation VI-2023-012806Mar 2, 2023 SVN ISSUED
Case CF-2023-114780CLOSED
NOTICE OF VIOLATION · Opened Nov 2, 2023 · completed Nov 16, 2024
- VACANT STRUCTURE & LANDViolation VI-2023-086386Nov 2, 2023 CLOSED
- EXTERIOR AREA SANITATIONViolation VI-2023-086387Nov 2, 2023 CLOSED
- EXTERIOR AREA WEEDSViolation VI-2023-086388Nov 2, 2023 CLOSED
- EXTERIOR STRUCTURE IDENTIFICATIONViolation VI-2023-086389Nov 2, 2023 CLOSED
- VACANT PROPERTIESViolation VI-2023-086390Nov 2, 2023 CLOSED
- VACANT STRUCTURE LICENSEViolation VI-2023-086391Nov 2, 2023 CLOSED
InvestigationsEvery inspector visit, including CLOSED outcomes32
VAC INSPCase 540710
Jun 21, 2016 FAILED
VAC INSPCase 540710
Jul 28, 2016 FAILED
VAC INSPCase 540710
Sep 2, 2016 CLOSED
PRECOURTCase 540710
Nov 18, 2016 FAILED
PRECOURTCase 540710
Nov 30, 2016 CLOSED
VAC INSPCase 565180
Feb 10, 2017 FAILED
VAC INSPCase 565180
May 5, 2017 PASSED
L&I investigationCase CF-2022-053042
Jun 3, 2022 FAILED
L&I investigationCase CF-2022-053912
Jun 6, 2022 FAILED
L&I investigationCase CF-2022-053912
Jul 21, 2022 FAILED
L&I investigationCase CF-2022-053042
Jul 27, 2022 PASSED
L&I investigationCase CF-2022-053912
Aug 29, 2022 FAILED
L&I investigationCase CF-2022-053912
Oct 4, 2022 FAILED
L&I investigationCase CF-2022-053912
Nov 9, 2022 FAILED
L&I investigationCase CF-2022-053912
Dec 20, 2022 FAILED
L&I investigationCase CF-2022-053912
Feb 8, 2023 FAILED
L&I investigationCase CF-2023-016808
Mar 2, 2023 FAILED
L&I investigationCase CF-2023-016965
Mar 2, 2023 FAILED
L&I investigationCase CF-2023-010788
Mar 23, 2023 FAILED
L&I investigationCase CF-2023-010788
Mar 30, 2023 FAILED
L&I investigationCase CF-2023-010788
May 4, 2023 FAILED
L&I investigationCase CF-2022-053912
Jun 7, 2023 FAILED
L&I investigationCase CF-2023-016808
Aug 31, 2023 FAILED
L&I investigationCase CF-2023-114780
Nov 2, 2023 FAILED
L&I investigationCase CF-2023-016808
Dec 12, 2023 FAILED
L&I investigationCase CF-2022-053912
Jan 25, 2024 FAILED
L&I investigationCase CF-2022-053912
Feb 16, 2024 PASSED
L&I investigationCase CF-2023-016808
Aug 17, 2024 FAILED
L&I investigationCase CF-2023-016808
Oct 2, 2024 FAILED
L&I investigationCase CF-2023-114780
Nov 16, 2024 PASSED
L&I investigationCase CF-2023-016808
Dec 4, 2024 FAILED
L&I investigationCase CF-2023-016808
Jan 10, 2025 FAILED
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 retained2
Vacant Residential Property / LotLicense 899804
Terron Brown
Revenue code 3219 · First issued Jun 30, 2022 Inactive Expiration Jun 29, 2023 Inactive Aug 28, 2023
RentalLicense 948974
5405 Willows LLC
Revenue code 3202 · First issued Apr 12, 2024 Inactive Expiration Apr 11, 2026 Inactive Jun 10, 2026
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 resolve before relying
2 verify
Resolve before relyingZoning approval is not the occupancy fileUse permit #308021: COMPLETED.
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 ↗Resolve before relyingAn unsafe-building history still deserves the repair fileThe fetched record shows 0 open and 29 historical violations across 8 cases.
Why it mattersThe aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.
Verify nextReview the Make Safe/repair permit, final inspection, and case closure.
Open the controlling City guidance ↗Resolve before relyingA dated tax balance needs a current payoff$48,126.34 was recorded in the City’s 2022-06 delinquency snapshot for 1989–2021.
Why it mattersThat is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.
Verify nextCheck period balances and request a dated Property Payoff statement for settlement.
Open the controlling City guidance ↗VerifyFailed inspections are dated events—not the current condition26 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 10, 2025.
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 authorityVacant Residential Property / Lot #899804: Inactive since Aug 28, 2023
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 ↗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: $48,126 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 2022, 2023, 2024, 2025
Limit: A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue.
Post-purchase work pattern
A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.
Evidence: purchase recorded in 2023 · permit activity in 2024
Limit: This does not show that the property is listed or that a sale is planned.
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.
Zoned RSA5: one household by right
Single-family rowhouse (the classic Philly row). Converting to a duplex or apartments needs a use variance the zoning board rarely grants — Pennsylvania courts require a physical hardship of the lot itself, and economics alone do not qualify.
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.
$46,409 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
$128,800
2026 billed-year assessment · 2027: $156,500 · built 1925
Price / sq ft
$85
block $113 · below block
Appreciation
+92%
+7%/yr, city 6.5%
In 5 years (~2031)
~$157K
+7%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$1,803
1.15% effective
Jun 2022 tax snapshot
$48K
recorded then · verify current
Gross yield
13.2%
≈$2K/mo rent
Times sold
1
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeSaleL&I violationPermitInspection
The paper trail
ImprovedBought for $19K in 2023. Owner pulled a make safe permit for rp permit in 2024.
- 2010 UsePermit
- 2016 4 L&I violationsL&I
- 2017 L&I violationL&I
- 2022 9 L&I violations incl UNSAFE STRUCTUREL&IL&I: 7 failed, 1 passedL&I visit
- 2023 $19KSold15 L&I violationsL&IInspection failed ×10L&I visit
- 2024 Make Safe Permit For RPPermitL&I: 4 failed, 2 passedL&I visit
- 2025 Inspection failedL&I visit
Flags: $48K recorded in the June 2022 delinquency snapshot — verify current balance · historical tax ledger through 2016 recorded $46K 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
4
Bathrooms
1
Stories
1
Interior
1,845 sqft
livable area
Lot
1,223 sqft
Central air
No
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
RSA5
city zoning code
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Run the numbers
What owning 5405 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 (2023) a 30-year mortgage ran about 6.81% — 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
5405 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: 5403 Willows Ave · 5407 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)