2026 taxable assessment $157,300 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $164,500; it is not the 2026 billed-year value.
House report
5418 Erdrick St
3 bd · 1 ba · 2 stories · 1,056 sqft · RSA5 · built 1942
Investor / LLC · assessed $157K (2026) · 2027 OPA assessment $165K · sold 1×. On the 5400 block of Erdrick St.
Property summary
Assessment$157,3002026 OPA assessment · 2027: $164,500
Last sale$66KRecorded 2017
Est. tax bill$2,202/year2026 taxable assessment × 1.3998%
Tax delinquencyNo 2022 matchNot proof account is current
Permits0Every fetched City permit
Violations0 open41 historical across 17 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 6223380002026 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 recordHistory
Why it mattersL&I: 2 failed, 2 passed (2015); 3 L&I violations (2016); sold $66K (2017); 3 L&I violations (2019); L&I violation (2021); Inspection failed ×2 (2021); 2 L&I violations (2022); Inspection failed ×4 (2022); Inspection passed (2025).
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
- Pq Investments LLC
- Tax mailing address
- 180 RIVERSIDE BLVD 34E, NEW YORK NY, 10069
- L&I district
- EAST
- Building ID (BIN)
- —
- OPA account
- 622338000
Permits0No match
Violation cases1741 violation records · 0 open
Investigations1912 failed · 6 passed · 1 closed
Building certifications0No match
Business licenses30 active
Appeals0No match
PermitsPermit number, issued date, work and City status0
No permits matched this parcel in the fetched City dataset.
Violation cases41 individual violation records; resolved history remains visible17
Case 109967CLOSED
STANDARD · Opened Apr 23, 2007 · completed May 10, 2007
- RUBBISH/GARBAGE EXTERIOR-OWNERViolation 551436Apr 23, 2007 COMPLIED
- CLIP VIOLATION NOTICEViolation 551435Apr 23, 2007 COMPLIED
Case 112056CLOSED
STANDARD · Opened May 8, 2007 · completed Jun 8, 2007
- CLIP VIOLATION NOTICEViolation 565542May 8, 2007 COMPLIED
- HIGH WEEDS-CUTViolation 565544May 8, 2007 COMPLIED
- RUBBISH/GARBAGE EXTERIOR-OWNERViolation 565543May 8, 2007 COMPLIED
Case 126657CLOSED
STANDARD · Opened Aug 31, 2007 · completed Oct 4, 2007
- HIGH WEEDS-CUTViolation 669328Aug 31, 2007 COMPLIED
- CLIP VIOLATION NOTICEViolation 669327Aug 31, 2007 COMPLIED
Case 161208CLOSED
STANDARD · Opened May 20, 2008 · completed Jun 4, 2008
- HIGH WEEDS-CUTViolation 955101May 20, 2008 COMPLIED
- CLIP VIOLATION NOTICEViolation 955099May 20, 2008 COMPLIED
- RUBBISH/GARBAGE EXTERIOR-OWNERViolation 955100May 20, 2008 COMPLIED
Case 173007CLOSED
STANDARD · Opened Aug 5, 2008
- CLIP VIOLATION NOTICEViolation 1050251Aug 5, 2008 COMPLIED
- HIGH WEEDS-CUTViolation 1050252Aug 5, 2008 COMPLIED
Case 203536CLOSED
STANDARD · Opened Jun 16, 2009 · completed Jul 22, 2009
- CLIP VIOLATION NOTICEViolation 1364685Jun 16, 2009 COMPLIED
- HIGH WEEDS-CUTViolation 1364687Jun 16, 2009 COMPLIED
- DRAINS - YARDViolation 1364686Jun 16, 2009 COMPLIED
Case 233834CLOSED
STANDARD · Opened May 4, 2010 · completed May 18, 2010
- CLIP VIOLATION NOTICEViolation 1671988May 4, 2010 COMPLIED
- HIGH WEEDS-CUTViolation 1671989May 4, 2010 COMPLIED
Case 286077CLOSED
STANDARD · Opened Jul 9, 2011 · completed Aug 9, 2011
- DRAINS - YARDViolation 2136277Jul 9, 2011 COMPLIED
- HIGH WEEDS-CUTViolation 2136279Jul 9, 2011 COMPLIED
- CLIP VIOLATION NOTICEViolation 2136276Jul 9, 2011 COMPLIED
- RUBBISH/GARBAGE EXTERIOR-OWNERViolation 2136278Jul 9, 2011 COMPLIED
Case 387568CLOSED
STANDARD · Opened Jun 22, 2013 · completed Jul 8, 2013
- CLIP VIOLATION NOTICEViolation 2837308Jun 22, 2013 COMPLIED
- RUBBISH/GARBAGE EXTERIOR-OWNERViolation 2837309Jun 22, 2013 COMPLIED
Case 474485CLOSED
STANDARD · Opened Apr 10, 2015 · completed Oct 15, 2015
- ELEC-SYSTEM HAZARDOUS-RESViolation 3518485Apr 10, 2015 COMPLIED
- PERME- ALTER ELEC INSTALLATIONViolation 3518480Apr 10, 2015 COMPLIED
- INT-BASEMENT UNLAWFUL USE-RESViolation 3518484Apr 10, 2015 COMPLIED
- FIRE-ELECT EXT CORDS PROHIBViolation 3518481Apr 10, 2015 COMPLIED
Case 475777CLOSED
STANDARD · Opened Apr 20, 2015 · completed May 15, 2015
- UTILITIES-MAINTAIN SERVICE-RESViolation 3528425Apr 18, 2015 COMPLIED
- UTILITIES-RESTORE ELECTRIC-RESViolation 3528426Apr 18, 2015 COMPLIED
- UNFIT PROP STANDARDViolation 3528427Apr 20, 2015 COMPLIED
Case 482274CLOSED
STANDARD · Opened May 26, 2015 · completed Jun 12, 2015
- HIGH WEEDS-CUTViolation 3571767May 26, 2015 COMPLIED
- CLIP VIOLATION NOTICEViolation 3571766May 26, 2015 COMPLIED
Case 552847CLOSED
STANDARD · Opened Aug 30, 2016 · completed Oct 25, 2016
- CLIP VIOLATION NOTICEViolation 4066750Aug 30, 2016 COMPLIED
- RUBBISH/GARBAGE EXTERIOR-OWNERViolation 4066751Aug 30, 2016 COMPLIED
- HIGH WEEDS-CUTViolation 4066752Aug 30, 2016 COMPLIED
Case 692136CLOSED
STANDARD · Opened Jun 22, 2019 · completed Sep 21, 2019
- CLIP VIOLATION NOTICEViolation 5085040Jun 22, 2019 COMPLIED
- RUBBISH/GARBAGE EXTERIOR-OWNERViolation 5085042Jun 22, 2019 COMPLIED
- LICENSE - RENTAL PROPERTYViolation 5085041Jun 22, 2019 COMPLIED
Case CF-2021-026410CLOSED
NOTICE OF VIOLATION · Opened Apr 9, 2021 · completed Jun 16, 2021
- RUBBISH & GARBAGEViolation VI-2021-019848Apr 9, 2021 COMPLIED
Case CF-2022-008914CLOSED
NOTICE OF VIOLATION · Opened Feb 3, 2022 · completed Dec 11, 2025
- RENTAL LICENSE- ONE & TWO FAMILY (R3)Violation VI-2022-007121Feb 3, 2022 CLOSED
Case CF-2022-008920CLOSED
NOTICE OF VIOLATION · Opened Feb 3, 2022 · completed Apr 5, 2022
- RUBBISH & GARBAGEViolation VI-2022-007132Feb 3, 2022 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes19
L_CLIPCase 45470
Sep 14, 2005 FAILED
L_CLIPCase 45470
Sep 29, 2005 CLOSED
HCEU INSPCase 109967
Apr 23, 2007 FAILED
HCEU INSPCase 112056
May 8, 2007 FAILED
HCEU INSPCase 109967
May 10, 2007 PASSED
HCEU INSPCase 112056
Jun 7, 2007 PASSED
HCEU INSPCase 126657
Aug 31, 2007 FAILED
HCEU INSPCase 126657
Oct 4, 2007 PASSED
HCEU INSPCase 474485
Apr 10, 2015 FAILED
CI INSPCase 475777
Apr 19, 2015 FAILED
CI INSPCase 475777
May 15, 2015 PASSED
HCEU INSPCase 474485
Oct 15, 2015 PASSED
L&I investigationCase CF-2021-026410
Apr 9, 2021 FAILED
L&I investigationCase CF-2021-026410
Apr 29, 2021 FAILED
L&I investigationCase CF-2022-008914
Feb 3, 2022 FAILED
L&I investigationCase CF-2022-008920
Feb 3, 2022 FAILED
L&I investigationCase CF-2022-008920
Feb 17, 2022 FAILED
L&I investigationCase CF-2022-008914
Mar 8, 2022 FAILED
L&I investigationCase CF-2022-008914
Dec 11, 2025 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 retained3
RentalLicense 237378
PATRICK RUTLEDGE
Revenue code 3202 · First issued Mar 22, 2004 Inactive Expiration Feb 28, 2017 Inactive Apr 29, 2017
RentalLicense 816818
PQ INVESTMENTS LLC
Revenue code 3202 · First issued Jun 28, 2019 Inactive Expiration Jun 27, 2024 Inactive Aug 26, 2024
RentalLicense 894385
Patrick Questembert (PQ INVESTMENTS LLC)
Revenue code 3202 · First issued May 10, 2022 Inactive Expiration May 9, 2025 Inactive Jul 7, 2025
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 verify
1 favorable dated record
VerifyFailed inspections are dated events—not the current condition12 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 11, 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 ↗Favorable dated recordNo open violation; closed history remains relevantThe fetched record shows 0 open and 41 historical violations across 17 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.
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 1942: 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’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
Pq Investments LLC · corporate / LLC owner
• Owns 5 properties across Philadelphia under this name, assessed at $740K combined
• Tax bills mail to 180 Riverside Blvd 34e, New York NY, 10069 — outside Philadelphia
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
$157,300
2026 billed-year assessment · 2027: $164,500 · built 1942
Price / sq ft
$156
block $161 · in line w/ block
Appreciation
+72%
+6%/yr, city 6.5%
In 5 years (~2031)
~$165K
+6%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$2,202
1.34% effective
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
9.9%
≈$1K/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
HistoryL&I: 2 failed, 2 passed (2015); 3 L&I violations (2016); sold $66K (2017); 3 L&I violations (2019); L&I violation (2021); Inspection failed ×2 (2021); 2 L&I violations (2022); Inspection failed ×4 (2022); Inspection passed (2025).
- 2015 L&I: 2 failed, 2 passedL&I visit
- 2016 3 L&I violationsL&I
- 2017 $66KSold
- 2019 3 L&I violationsL&I
- 2021 L&I violationL&IInspection failed ×2L&I visit
- 2022 2 L&I violationsL&IInspection failed ×4L&I visit
- 2025 Inspection 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.
Bedrooms
3
Bathrooms
1
Stories
2
Interior
1,056 sqft
livable area
Lot
1,123 sqft
Basement
Partial
city code H
Heat
Undetermined
city code H
Central air
No
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
RSA5
city zoning code
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Run the numbers
What owning 5418 Erdrick St 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 (2017) a 30-year mortgage ran about 3.99% — 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
5418 Erdrick St sits on the 5400 block of Erdrick St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 5416 Erdrick St · 5420 Erdrick St
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, 5:51 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)