2026 taxable assessment $132,400 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $152,700; it is not the 2026 billed-year value.
House report
5514 Willows Ave
3 bd · 1 ba · 1 story · 1,316 sqft · RSA5 · built 1925
Owner-occupied · assessed $132K (2026) · 2027 OPA assessment $153K. On the 5500 block of Willows Ave.
Property summary
Assessment$132,4002026 OPA assessment · 2027: $152,700
Last sale—No sale value available
Est. tax bill$1,853/year2026 taxable assessment × 1.3998%
Tax delinquency$5KCity snapshot · Jun 2022
Permits2Every fetched City permit
Violations0 open18 historical across 4 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 5132160002026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
$5,008.01 was recorded for this parcel in Philadelphia's June 2022 delinquency snapshot for 2018–2021. That amount may have been paid, reduced, or increased since; it is not a current payoff figure.
$3,395.34 principal$564.02 interest$227.58 penalty$821.07 other charges
The snapshot’s 2022 context used $62,700 total assessment, $62,700 taxable, and $0 exempt/abated. Those historical fields can differ from today’s OPA exemption status.
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 mattersOwner pulled a city demolition 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
- Daniels Margaret Williams
- Tax mailing address
- 5514 WILLOWS AVE, PHILADELPHIA PA, 19143
- L&I district
- SOUTH
- Building ID (BIN)
- —
- OPA account
- 513216000
Permits2Every dated permit
Violation cases418 violation records · 0 open
Investigations1310 failed · 2 passed · 1 closed
Building certifications0No match
Business licenses0No match
Appeals0No match
PermitsPermit number, issued date, work and City status2
AlterationsPermit PP-2024-005397
Apr 10, 2024 Completed Completed May 3, 2024
For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work.
City DemolitionPermit DP-2024-000476
Apr 24, 2024 Completed Completed May 3, 2024
Sub Demolition Permit for CF-2023-057425. For the complete demolition of a sfd as part of the City of Philadelphia Demolition Program. Add'l specs: No sidewalk. (2) stucco c/w 5512, 5516 Willows. Repair rear deck and add railings to side to close off. 4' high corral fence across front.
Violation cases18 individual violation records; resolved history remains visible4
Case 668929CLOSED
NOTICE OF VIOLATION · Opened Jan 2, 2019 · completed Sep 18, 2020
- RUBBISH AND GARBAGEViolation 211957093Dec 27, 2018 COMPLIED
- EXTERIOR AREA SANITATIONViolation 211957134Dec 27, 2018 COMPLIED
- EXTERIOR STRUCT STAIRS, ETCViolation 211957133Dec 27, 2018 COMPLIED
Case CF-2023-051620SVN ISSUED, BALANCE DUE
SITE VIOLATION NOTICE · Opened Jun 2, 2023
- EXTERIOR AREA WEEDSViolation VI-2023-038947Jun 2, 2023 SVN ISSUED
Case CF-2023-057425COMPLIED, BALANCE DUE
NOTICE OF VIOLATION · Opened Jun 20, 2023
- UNSAFE STRUCTUREViolation VI-2023-043167Jun 20, 2023 COMPLIED
- ROOF DEFICIENCIESViolation VI-2023-043168Jun 20, 2023 COMPLIED
- INTERIOR UNSAFE GENERALViolation VI-2023-043169Jun 20, 2023 COMPLIED
- WOOD COMPONENTSViolation VI-2023-043170Jun 20, 2023 COMPLIED
Case CF-2024-020006CLOSED
NOTICE OF VIOLATION · Opened Mar 13, 2024 · completed Apr 24, 2024
- VACANT STRUCTURE & LANDViolation VI-2024-016335Mar 13, 2024 CLOSED
- EXTERIOR AREA SANITATIONViolation VI-2024-016336Mar 13, 2024 CLOSED
- EXTERIOR AREA WEEDSViolation VI-2024-016337Mar 13, 2024 CLOSED
- EXTERIOR AREA DRAINAGEViolation VI-2024-016338Mar 13, 2024 CLOSED
- EXTERIOR STRUCTURE PROTECTIVE TREATMENTViolation VI-2024-016339Mar 13, 2024 CLOSED
- DOOR AND WINDOW VACANTViolation VI-2024-016340Mar 13, 2024 CLOSED
- EXTERIOR STRUCTURE ROOF DRAINAGEViolation VI-2024-016341Mar 13, 2024 CLOSED
- EXTERIOR STRUCTURE STAIRS, DECKS, PORCHESViolation VI-2024-016342Mar 13, 2024 CLOSED
- VACANT PROPERTIESViolation VI-2024-016343Mar 13, 2024 CLOSED
- VACANT STRUCTURE LICENSEViolation VI-2024-016344Mar 13, 2024 CLOSED
InvestigationsEvery inspector visit, including CLOSED outcomes13
HCEU INSPCase 668929
Dec 31, 2018 FAILED
HCEU INSPCase 668929
Mar 11, 2019 FAILED
HCEU INSPCase 668929
Apr 24, 2019 CLOSED
L&I investigationCase 668929
Sep 18, 2020 PASSED
L&I investigationCase CF-2023-051620
Jun 2, 2023 FAILED
L&I investigationCase CF-2023-057425
Jun 20, 2023 FAILED
L&I investigationCase CF-2023-057425
Jul 27, 2023 FAILED
L&I investigationCase CF-2023-057425
Aug 31, 2023 FAILED
L&I investigationCase CF-2023-057425
Jan 11, 2024 FAILED
L&I investigationCase CF-2023-057425
Mar 6, 2024 FAILED
L&I investigationCase CF-2024-020006
Mar 13, 2024 FAILED
L&I investigationCase CF-2023-057425
Apr 9, 2024 FAILED
L&I investigationCase CF-2024-020006
Apr 24, 2024 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.
2 resolve before relying
1 verify
Resolve before relyingAn unsafe-building history still deserves the repair fileThe fetched record shows 0 open and 18 historical violations across 4 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$5,008.01 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2021.
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 condition10 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 24, 2024.
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 ↗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: $5,008 appeared in the City's June 2022 delinquency snapshot · failed L&I inspection activity in 2023, 2024
Limit: A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue.
Recent transition activity
The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.
Evidence: 2 permit events since 2023 · demolition activity since 2023
Limit: Record activity alone does not establish that a sale or redevelopment 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.
$5,008 in the June 2022 delinquency snapshot
The City recorded this amount in June 2022. It may since have been paid, reduced, or increased; verify the current balance directly with Philadelphia Revenue.
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
$132,400
2026 billed-year assessment · 2027: $152,700 · built 1925
Price / sq ft
$116
block $116 · in line w/ block
Appreciation
+145%
+9%/yr, city 6.5%
In 5 years (~2031)
~$153K
+9%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$1,853
1.21% effective
Jun 2022 tax snapshot
$5K
recorded then · verify current
Gross yield
13.5%
≈$2K/mo rent
Times sold
0
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeTeardownL&I violationInspection
The paper trail
ImprovedOwner pulled a city demolition permit in 2024.
- 2018 3 L&I violationsL&I
- 2019 Inspection failedL&I visit
- 2020 Inspection passedL&I visit
- 2023 5 L&I violations incl UNSAFE STRUCTUREL&IInspection failed ×4L&I visit
- 2024 AlterationsPermitCity DemolitionPermitDemolishedTeardown10 L&I violationsL&IL&I: 4 failed, 1 passedL&I visit
Flags: $5K recorded in the June 2022 delinquency snapshot — verify current balance. 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
1,316 sqft
livable area
Lot
1,336 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 5514 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
5514 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: 5512 Willows Ave · 5516 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)