2026 taxable assessment $110,100 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $260,400; it is not the 2026 billed-year value.
House report
6465 Musgrave St
3 bd · 1 ba · 2 stories · 1,456 sqft · RSA5 · built 1925
Owner-occupied · assessed $210K (2026) · 2027 OPA assessment $260K · sold 2×. On the 6400 block of Musgrave St.
Property summary
Assessment$210,1002026 OPA assessment · 2027: $260,400
Last sale$232KRecorded 2023
Est. tax bill$1,541/year2026 OPA · Homestead-adjusted
Tax delinquency$22City snapshot · Jun 2022
Permits4Every fetched City permit
Violations2 open5 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 2212364002026 OPA removes $100,000 from the taxable assessment through the owner-occupant exemption.
Historical delinquency sources Record found
$22.15 was recorded for this parcel in Philadelphia's June 2022 delinquency snapshot for 2021. That amount may have been paid, reduced, or increased since; it is not a current payoff figure.
$18.10 principal$0.95 interest$1.09 penalty$2.01 other charges
The snapshot’s 2022 context used $86,200 total assessment, $86,200 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 recordRenovated & sold on
Why it mattersBought for $93K in 2020, alterations permit in 2020, sold for $232K in 2023 (+150%).
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
- Jacqueline Lesniak & Adam R Burton
- Tax mailing address
- 6465 MUSGRAVE ST, PHILADELPHIA PA, 19119
- L&I district
- NORTH
- Building ID (BIN)
- —
- OPA account
- 221236400
Permits4Every dated permit
Violation cases35 violation records · 1 open
Investigations75 failed · 2 passed · 0 closed
Building certifications0No match
Business licenses10 active
Appeals0No match
PermitsPermit number, issued date, work and City status4
AlterationsPermit PP-2020-011167
Oct 20, 2020 Completed Completed Jun 23, 2021
Install toilet and sink. Replace stack. PPC 2018
Addition and/or AlterationPermit RP-2020-013321
Oct 30, 2020 Expired Completed Nov 23, 2024
EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT Building a powder room in the dinning room area. Adding a six feet by four feet wall in the area according to 2015 IRC
Addition and/or AlterationPermit RP-2020-013138
Oct 30, 2020 Expired Completed May 17, 2021
EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. 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.
Addition and/or AlterationPermit EP-2020-010290
Nov 24, 2020 Completed Completed Mar 25, 2022
Rewire existing home to nec 2014 standards including lights, receptacles, switches and smoke/co detectors. Replace existing 100 amp service with new 100 amp service including meter socket, panel and all breakers, service wire and proper grounding system
Violation cases5 individual violation records; resolved history remains visible3
Case 180027CLOSED
UNSAFE · Opened Sep 25, 2008 · completed Jun 6, 2016
- WALL PARTIALLY COLLAPSEDViolation 1106388Sep 25, 2008 COMPLIED
Case CF-2021-028132IN VIOLATION
NOTICE OF VIOLATION · Opened Apr 15, 2021
- EXTERIOR AREA WEEDSViolation VI-2021-021100Apr 14, 2021 OPEN
- RUBBISH & GARBAGEViolation VI-2021-021101Apr 14, 2021 OPEN
Case CF-2022-064006CLOSED
NOTICE OF VIOLATION · Opened Jun 29, 2022 · completed Dec 9, 2022
- RUBBISH & GARBAGEViolation VI-2022-046192Jun 29, 2022 COMPLIED
- EXTERIOR AREA WEEDSViolation VI-2022-046191Jun 29, 2022 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes7
CSUINITIALCase 180027
Sep 25, 2008 FAILED
CSUINITIALCase 180027
May 16, 2015 PASSED
L&I investigationCase CF-2021-028132
Apr 15, 2021 FAILED
L&I investigationCase CF-2021-028132
May 13, 2021 FAILED
L&I investigationCase CF-2022-064006
Jun 29, 2022 FAILED
L&I investigationCase CF-2022-064006
Jul 21, 2022 FAILED
L&I investigationCase CF-2022-064006
Dec 9, 2022 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 retained1
RentalLicense 905221
MDC Properties LLC
Revenue code 3202 · First issued Sep 7, 2022 Inactive Expiration Sep 6, 2023 Inactive Nov 5, 2023
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 verification2 permits not marked completed: RP-2020-013321 (Expired), RP-2020-013138 (Expired). At least one row also carries a completion date, so the City fields conflict.
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 relying2 open L&I violations5 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$22.15 was recorded in the City’s 2022-06 delinquency snapshot for 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, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 9, 2022.
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 ↗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: 2 open L&I violations · $22 appeared in the City's June 2022 delinquency snapshot · failed L&I inspection activity in 2021, 2022
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 94% in 2023, but no matching permit appears in the property timeline.
Evidence: assessment moved from $86,200 to $167,400 · no permit shown in 2022-2024
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
2 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.
$22 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
$210,100
2026 billed-year assessment · 2027: $260,400 · built 1925
Price / sq ft
$179
block $155 · above block
Appreciation
+71%
+5%/yr, city 6.5%
In 5 years (~2031)
~$261K
+5%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$1,541
0.59% effective
Jun 2022 tax snapshot
$22
recorded then · verify current
Gross yield
-3072196.6%
≈$-667M/mo rent
Times sold
2
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeSaleL&I violationPermit
The paper trail
Renovated & sold onBought for $93K in 2020, alterations permit in 2020, sold for $232K in 2023 (+150%).
- 2008 Inspection failedL&I visit
- 2015 Inspection passedL&I visit
- 2020 $93KSoldAlterationsPermitAddition and/or AlterationPermitAddition and/or AlterationPermitAddition and/or AlterationPermit
- 2021 2 L&I violationsL&IInspection failed ×2L&I visit
- 2022 2 L&I violationsL&IL&I: 2 failed, 1 passedL&I visit
- 2023 $232KSold
Flags: 2 open L&I violations · $22 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
2
Interior
1,456 sqft
livable area
Lot
1,650 sqft
Basement
Partial, unfinished
city code G
Heat
Hot water / radiators
city code B
Central air
No
Garage
1 space
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 6465 Musgrave 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 (2023) a 30-year mortgage ran about 6.81% — 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
6465 Musgrave St sits on the 6400 block of Musgrave St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 6463 Musgrave St · 6467 Musgrave 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, 2:28 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)