2026 taxable assessment $24,600 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $148,200; it is not the 2026 billed-year value.
House report
5434 Willows Ave
3 bd · 1 ba · 1 story · 1,308 sqft · RSA5 · built 1925
Owner-occupied · assessed $125K (2026) · 2027 OPA assessment $148K. On the 5400 block of Willows Ave.
Property summary
Assessment$124,6002026 OPA assessment · 2027: $148,200
Last sale—No sale value available
Est. tax bill$344/year2026 OPA · Homestead-adjusted
Tax delinquency$34KCity snapshot · Jun 2022
Permits0Every fetched City permit
Violations0 open6 historical across 3 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 5132140002026 OPA removes $100,000 from the taxable assessment through the owner-occupant exemption.
Historical delinquency sources Record found
$33,507.94 was recorded for this parcel in Philadelphia's June 2022 delinquency snapshot for 1996–2021. That amount may have been paid, reduced, or increased since; it is not a current payoff figure.
$10,402.10 principal$19,078.81 interest$1,120.06 penalty$2,906.97 other charges
The snapshot’s 2022 context used $53,800 total assessment, $53,800 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 $29,690.24 and a lien entry. It is shown as historical context only.
1996$304.49 total · $0.00 principal · $236.52 interest · $11.14 penalty1997$1,213.23 total · $0.00 principal · $1,075.35 interest · $49.18 penalty1998$1,269.21 total · $29.70 principal · $1,098.49 interest · $49.18 penalty1999$1,968.46 total · $702.50 principal · $1,085.36 interest · $49.18 penalty2000$1,664.74 total · $490.23 principal · $1,011.10 interest · $49.18 penalty2001$1,960.04 total · $751.17 principal · $1,025.34 interest · $52.58 penalty2002$1,807.32 total · $718.56 principal · $916.16 interest · $50.30 penalty2003$2,027.54 total · $839.36 principal · $994.65 interest · $58.76 penalty2004$1,795.29 total · $773.06 principal · $846.50 interest · $54.11 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$635.34 total · $405.28 principal · $79.03 interest · $28.37 penalty2015$70.74 total · $56.79 principal · $5.97 interest · $3.98 penalty2016$513.41 total · $387.95 principal · $5.82 interest · $3.88 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 recordHistory
Why it mattersL&I violation (2009); L&I: 1 failed, 2 passed (2009); 4 L&I violations (2013); Inspection failed ×2 (2013); Inspection failed (2015); L&I violation (2020); L&I: 1 failed, 1 passed (2020).
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)
- —
- OPA account
- 513214000
Permits0No match
Violation cases36 violation records · 0 open
Investigations115 failed · 3 passed · 3 closed
Building certifications0No match
Business licenses0No match
Appeals0No match
PermitsPermit number, issued date, work and City status0
No permits matched this parcel in the fetched City dataset.
Violation cases6 individual violation records; resolved history remains visible3
Case 195717CLOSED
STANDARD · Opened Apr 7, 2009 · completed Sep 15, 2009
- NON-REGULATED LACKS PERMITViolation 1292691Apr 3, 2009 COMPLIED
Case 390459CLOSED
STANDARD · Opened Jul 10, 2013
- EXT A-CLEAN/EXTERMINATEViolation 3475936Jul 9, 2013 CLOSEDCASE
- DRAINAGE-YARD DRAIN REPAIRViolation 3475939Jul 9, 2013 CLOSEDCASE
- EXT A-CLEAN WEEDS/PLANTSViolation 3475938Jul 9, 2013 CLOSEDCASE
- EXT A-CLEAN RUBBISH/GARBAGEViolation 3475937Jul 9, 2013 CLOSEDCASE
Case CF-2020-047452CLOSED
NOTICE OF VIOLATION · Opened Aug 6, 2020 · completed Sep 10, 2020
- EXTERIOR STRUCTURE ROOF DRAINAGEViolation VI-2020-025747Aug 6, 2020 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes11
L_INITIALCase 4699
Dec 2, 2002 CLOSED
CSUINITIALCase 50238
Feb 11, 2006 CLOSED
BC INSPCase 195717
Apr 3, 2009 FAILED
BC INSPCase 195717
Sep 15, 2009 PASSED
BC INSPCase 195717
Sep 15, 2009 PASSED
HCEU INSPCase 390459
Jul 10, 2013 FAILED
HCEU INSPCase 390459
Aug 13, 2013 FAILED
HCEU INSPCase 390459
Oct 1, 2013 CLOSED
PRECOURTCase 390459
Feb 12, 2015 FAILED
L&I investigationCase CF-2020-047452
Aug 6, 2020 FAILED
L&I investigationCase CF-2020-047452
Sep 10, 2020 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.
1 resolve before relying
2 verify
1 favorable dated record
Resolve before relyingA dated tax balance needs a current payoff$33,507.94 was recorded in the City’s 2022-06 delinquency snapshot for 1996–2021.
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 condition5 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 10, 2020.
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 6 historical violations across 3 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: $33,508 appeared in the City's June 2022 delinquency snapshot · a lien number appears in the historical tax ledger through 2016
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 83% in 2025, but no matching permit appears in the property timeline.
Evidence: assessment moved from $68,000 to $124,600 · no permit shown in 2024-2026
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.
If you own it
$29,690 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
$124,600
2026 billed-year assessment · 2027: $148,200 · built 1925
Price / sq ft
$113
block $113 · in line w/ block
Appreciation
+130%
+9%/yr, city 6.5%
In 5 years (~2031)
~$149K
+9%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$344
0.23% effective
Jun 2022 tax snapshot
$34K
recorded then · verify current
Gross yield
13.9%
≈$2K/mo rent
Times sold
0
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeL&I violationPermit
The paper trail
HistoryL&I violation (2009); L&I: 1 failed, 2 passed (2009); 4 L&I violations (2013); Inspection failed ×2 (2013); Inspection failed (2015); L&I violation (2020); L&I: 1 failed, 1 passed (2020).
- 2009 L&I violationL&IL&I: 1 failed, 2 passedL&I visit
- 2013 4 L&I violationsL&IInspection failed ×2L&I visit
- 2015 Inspection failedL&I visit
- 2020 L&I violationL&IL&I: 1 failed, 1 passedL&I visit
Flags: $34K recorded in the June 2022 delinquency snapshot — verify current balance · historical tax ledger through 2016 recorded $30K 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
RSA5
city zoning code
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Run the numbers
What owning 5434 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
5434 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: 5432 Willows Ave · 5436 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)