2026 taxable assessment $118,256 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $172,800; it is not the 2026 billed-year value.
House report
5433 Willows Ave
3 bd · 1 ba · 1 story · 1,200 sqft · RSA5 · built 1925
Owner-occupied · assessed $165K (2026) · 2027 OPA assessment $173K · sold 1×. On the 5400 block of Willows Ave.
Property summary
Assessment$165,3002026 OPA assessment · 2027: $172,800
Last sale$112KRecorded 2015
Est. tax bill$1,655/year2026 OPA · Homestead-adjusted
Tax delinquencyNo 2022 matchNot proof account is current
Permits4Every fetched City permit
Violations0 open14 historical across 6 cases
“Open” reflects records available then historical records keep their source dates estimates are labeled
BlockReport AI · cited public records
Ask the questions this record raises.
These curated questions are free. Choose one to open its cited answer.
Question or correct this record
BlockReport can explain a discrepancy, but it cannot rewrite an official City record. Use the agency that owns the underlying fact:
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 5132034002026 OPA removes $47,044 from the taxable assessment through the owner-occupant exemption.
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 $112K in 2015. Owner pulled a electrical permit in 2014.
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
- Lanessa Walker
- Tax mailing address
- 5433 WILLOWS AVE, PHILADELPHIA PA, 19143
- L&I district
- SOUTH
- Building ID (BIN)
- —
- OPA account
- 513203400
Permits4Every dated permit
Violation cases614 violation records · 0 open
Investigations2110 failed · 3 passed · 8 closed
Building certifications0No match
Business licenses0No match
Appeals0No match
PermitsPermit number, issued date, work and City status4
AlterationPermit 574098
Nov 17, 2014 COMPLETED Completed Jul 15, 2015
INTERIOR RENOVATION,TO INCLUDE UPDATES TO KITCHEN,TILE,DOORS,TRIM,SEPARATE PERMITS REQUIRED FOR PLUMBING,HVAC AND ELECTRIC.
PlumbingPermit 577493
Dec 3, 2014 COMPLETED Completed Feb 20, 2015
INSTALL 3-WC, 3-LAV, 1-BT, 1-KS & 1-LAUNDRY (SFD) NOTE: THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004
MechanicalPermit 578098
Dec 5, 2014 COMPLETED Completed Feb 20, 2015
INSTALLATION OF (1) HVAC UNIT (INCLUDING DUCTWORK/ASSOCIATED ACCESSORIES). SFD
ElectricalPermit 578499
Dec 9, 2014 COMPLETED Completed Apr 27, 2015
HOUSE REWIRE,INSTALL OUTLETS,100AMP SERVICE AND LIGHTING AS PER 2008 NEC (WEST DISTRICT)
Violation cases14 individual violation records; resolved history remains visible6
Case 135709CLOSED
STANDARD · Opened Nov 23, 2007
- VACANT PROP STANDARDViolation 743984Nov 21, 2007 COMPLIED
- VACANT BLDG UNSECURED COUNTViolation 743985Nov 21, 2007 COMPLIED
- PROSEC- STD INFOViolation 743982Nov 21, 2007 COMPLIED
- LICENSE-VAC RES BLDGViolation 743983Nov 21, 2007 COMPLIED
Case 280189CLOSED
STANDARD · Opened Jun 3, 2011 · completed Jun 17, 2011
- VACANT BLDG UNSECURED COUNTViolation 2113099Jun 2, 2011 COMPLIED
- VACANT PROP STANDARDViolation 2113098Jun 2, 2011 COMPLIED
Case 296205CLOSED
STANDARD · Opened Sep 9, 2011 · completed Oct 14, 2011
- VACANT PROP STANDARDViolation 2246222Sep 7, 2011 COMPLIED
- VACANT BLDG UNSECURED COUNTViolation 2246223Sep 7, 2011 COMPLIED
Case 440888CLOSED
STANDARD · Opened Jul 7, 2014 · completed Oct 23, 2014
- VACANT BLDG UNSECURED COUNTViolation 3242732Jun 26, 2014 COMPLIED
Case 440896CLOSED
STANDARD · Opened Jul 7, 2014 · completed Jan 4, 2016
- EXT A-CLEAN/EXTERMINATEViolation 3330236Jul 7, 2014 COMPLIED
- EXT A-CLEAN WEEDS/PLANTSViolation 3330237Jul 7, 2014 COMPLIED
- VACANT PROP STANDARDViolation 3330238Jul 7, 2014 COMPLIED
- EXT-TREES PRUNE/REMOVEViolation 3330239Jul 7, 2014 COMPLIED
Case 453114CLOSED
STANDARD · Opened Sep 18, 2014 · completed Mar 16, 2015
- LICENSE-VAC RES BLDGViolation 3407884Sep 18, 2014 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes21
L_ENCAPS_ICase 19339
Dec 24, 2003 PASSED
BRU INSPCase 135709
Nov 21, 2007 FAILED
BRU INSPCase 135709
Nov 23, 2007 CLOSED
HCEU INSPCase 280189
Jun 2, 2011 FAILED
HCEU INSPCase 280189
Jun 16, 2011 CLOSED
HCEU INSPCase 280189
Jun 16, 2011 FAILED
HCEU INSPCase 296205
Sep 7, 2011 FAILED
HCEU INSPCase 296205
Oct 13, 2011 FAILED
HCEU INSPCase 296205
Oct 13, 2011 CLOSED
HCEU INSPCase 440888
Jul 7, 2014 FAILED
HCEU INSPCase 440896
Jul 7, 2014 FAILED
HCEU INSPCase 440888
Jul 17, 2014 CLOSED
HCEU INSPCase 440896
Aug 12, 2014 FAILED
HCEU INSPCase 440896
Sep 17, 2014 CLOSED
HCEU INSPCase 453114
Sep 18, 2014 FAILED
HCEU INSPCase 453114
Oct 21, 2014 FAILED
HCEU INSPCase 453114
Nov 26, 2014 CLOSED
PRECOURTCase 440896
Jan 26, 2015 PASSED
PRECOURTCase 453114
Feb 18, 2015 PASSED
HCEU INSPCase 440896
Dec 30, 2015 CLOSED
HCEU INSPCase 467955
Dec 30, 2015 CLOSED
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.
2 verify
1 favorable dated record
VerifyFailed inspections are dated events—not the current condition10 failed, 3 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Dec 30, 2015.
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 ↗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 14 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.
Assessment/permit mismatch
The assessment jumped 343% in 2020, but no matching permit appears in the property timeline.
Evidence: assessment moved from $22,100 to $98,000 · no permit shown in 2019-2021
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.
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.
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
$165,300
2026 billed-year assessment · 2027: $172,800 · built 1925
Price / sq ft
$144
block $113 · above block
Appreciation
+691%
+23%/yr, city 6.5%
In 5 years (~2031)
~$175K
+23%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$1,655
0.96% effective
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
11.9%
≈$2K/mo rent
Times sold
1
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangePermit
The paper trail
ImprovedBought for $112K in 2015. Owner pulled a electrical permit in 2014.
- 2007 4 L&I violationsL&IInspection failedL&I visit
- 2011 4 L&I violationsL&IInspection failed ×4L&I visit
- 2014 6 L&I violationsL&IInspection failed ×5L&I visitAlterationPermitPlumbingPermitMechanicalPermitElectricalPermit
- 2015 $112KSoldInspection passed ×2L&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
1
Interior
1,200 sqft
livable area
Lot
1,223 sqft
Central air
No
Exterior condition
Average
city code 4
Above averageBelow average
Interior condition
Above average
city code 3
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 5433 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 (2015) a 30-year mortgage ran about 3.85% — 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
5433 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: 5431 Willows Ave · 5435 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)