2026 taxable assessment $127,500 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $134,400; it is not the 2026 billed-year value.
House report
5511 Willows Ave
3 bd · 1 ba · 1 story · 1,128 sqft · RSA5 · built 1925
Absentee individual · assessed $128K (2026) · 2027 OPA assessment $134K · sold 1×. On the 5500 block of Willows Ave.
Property summary
Assessment$127,5002026 OPA assessment · 2027: $134,400
Last sale$35KRecorded 1999
Est. tax bill$1,785/year2026 taxable assessment × 1.3998%
Tax delinquency$4KCity snapshot · Jun 2022
Permits4Every fetched City permit
Violations6 open7 historical across 2 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 5132053002026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
$4,253.76 was recorded for this parcel in Philadelphia's June 2022 delinquency snapshot for 2016–2021. That amount may have been paid, reduced, or increased since; it is not a current payoff figure.
$2,232.42 principal$747.18 interest$167.54 penalty$1,106.62 other charges
The snapshot’s 2022 context used $61,100 total assessment, $61,100 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 $3,592.74 and a lien entry. It is shown as historical context only.
2013$177.61 total · $109.89 principal · $31.32 interest · $7.68 penalty2014$1,139.71 total · $694.99 principal · $135.52 interest · $48.65 penalty2015$1,065.91 total · $694.99 principal · $72.97 interest · $48.65 penalty2016$1,209.51 total · $1,028.64 principal · $15.42 interest · $10.29 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 $77K in 2023. Owner pulled a addition and/or alteration permit in 2026.
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
- Holmes Bobbie Ann
- Tax mailing address
- 1943 MOUNTAIN ST, PHILADELPHIA PA, 19145
- L&I district
- SOUTH
- Building ID (BIN)
- —
- OPA account
- 513205300
Permits4Every dated permit
Violation cases27 violation records · 1 open
Investigations65 failed · 0 passed · 0 closed
Building certifications0No match
Business licenses20 active
Appeals0No match
PermitsPermit number, issued date, work and City status4
Addition and/or AlterationPermit RP-2025-011053
Feb 19, 2026 Issued
FOR INTERIOR/EXTERIOR ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE USED AS A SINGLE-FAMILY DWELLING AS PER BUILDING APPLICATION/PLAN.
AlterationsPermit PP-2025-014381
Apr 8, 2026 Issued
Plumbing Permit (Interior) for combo RP-2025-011053
Addition and/or AlterationsPermit MP-2025-005681
Apr 8, 2026 Issued
Mechanical / Fuel Gas Permit for combo RP-2025-011053
Addition and/or AlterationPermit EP-2025-010649
May 4, 2026 Issued
Electrical Permit for combo RP-2025-011053
Violation cases7 individual violation records; resolved history remains visible2
Case CF-2023-129697IN VIOLATION
NOTICE OF VIOLATION · Opened Dec 29, 2023
- UNAPPROVED USED MATERIALSViolation VI-2023-099290Dec 29, 2023 OPEN
- ALTER INTERIOR PORTIONViolation VI-2023-099291Dec 29, 2023 OPEN
- EXTERIOR SIDINGViolation VI-2023-099292Dec 29, 2023 OPEN
- NEW ELECTRICAL WIRINGViolation VI-2023-099293Dec 29, 2023 OPEN
- NEW PLUMBINGViolation VI-2023-099294Dec 29, 2023 OPEN
- HVAC SYSTEMViolation VI-2023-099295Dec 29, 2023 OPEN
Case CF-2024-070809SVN ISSUED, BALANCE DUE
SITE VIOLATION NOTICE · Opened Jul 3, 2024
- EXTERIOR AREA WEEDSViolation VI-2024-055281Jul 3, 2024 SVN ISSUED
InvestigationsEvery inspector visit, including CLOSED outcomes6
L&I investigationCase CF-2023-129697
Dec 29, 2023 FAILED
L&I investigationCase CF-2023-129697
Feb 13, 2024 FAILED
L&I investigationCase CF-2024-070809
Jul 3, 2024
L&I investigationCase CF-2023-129697
Jul 17, 2024 FAILED
L&I investigationCase CF-2023-129697
Mar 10, 2025 FAILED
L&I investigationCase CF-2023-129697
Apr 28, 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
RentalLicense 334673
BOBBIE HOLMES (CHARLENA KETTER AGT)
Revenue code 3202 · First issued Aug 30, 2005 Inactive Expiration Feb 29, 2008 Inactive Jan 20, 2012
Vacant Residential Property / LotLicense 552645
HOMEWARD RESIDENTIAL (MITCHELL COHEN: AGT)
Revenue code 3219 · First issued Jan 20, 2012 Inactive Expiration Feb 28, 2013
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 relyingA permit row needs file-level verification4 permits not marked completed: RP-2025-011053 (Issued), PP-2025-014381 (Issued), MP-2025-005681 (Issued), EP-2025-010649 (Issued).
Why it mattersIssued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.
Verify nextOpen the permit file and confirm final inspections, holds, and any resulting occupancy certificate.
Open the controlling City guidance ↗Resolve before relying6 open L&I violations7 violation rows are retained in the City ledger.
Why it mattersOpen notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.
Verify nextRead the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.
Open the controlling City guidance ↗Resolve before relyingA dated tax balance needs a current payoff$4,253.76 was recorded in the City’s 2022-06 delinquency snapshot for 2016–2021.
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, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 28, 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 #552645: Inactive
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
Several independent, separately dated records stack up here and deserve prompt verification.
Evidence: 6 open L&I violations · $4,254 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 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 4 permit events matches the early part of a renovate-and-resell sequence.
Evidence: purchase recorded in 2023 · permit activity in 2026
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
6 open violations: the clock matters
Most L&I appeals must be filed within 30 days; unsafe or imminently dangerous orders can carry a shorter deadline. Unresolved notices can lead to fees, court enforcement, City abatement work, and liens. Read the dated notice and verify its current status with L&I.
$3,593 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.
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.
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
$127,500
2026 billed-year assessment · 2027: $134,400 · built 1925
Price / sq ft
$119
block $116 · in line w/ block
Appreciation
+100%
+7%/yr, city 6.5%
In 5 years (~2031)
~$135K
+7%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$1,785
1.33% effective
Jun 2022 tax snapshot
$4K
recorded then · verify current
Gross yield
15.3%
≈$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 $77K in 2023. Owner pulled a addition and/or alteration permit in 2026.
- 2023 $77KSold6 L&I violationsL&IInspection failedL&I visit
- 2024 L&I violationL&IInspection failed ×2L&I visit
- 2025 Inspection failed ×2L&I visit
- 2026 Addition and/or AlterationPermitAlterationsPermitAddition and/or AlterationsPermitAddition and/or AlterationPermit
Flags: 6 open L&I violations · $4K recorded in the June 2022 delinquency snapshot — verify current balance · historical tax ledger through 2016 recorded $4K 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
1,128 sqft
livable area
Lot
1,223 sqft
Basement
Partial, semi-finished
city code F
Garage
1 space
Exterior condition
Below average
city code 5
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 5511 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 (1999) a 30-year mortgage ran about 7.44% — 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
5511 Willows Ave sits on the 5500 block of Willows Ave. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 5509 Willows Ave · 5513 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)