2026 taxable assessment $240,000 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $310,000; it is not the 2026 billed-year value.
Multi-family report
7038 Forrest Ave
2 stories · 1,872 sqft · RSA5 · built 1920
Investor / LLC · assessed $240K (2026) · 2027 OPA assessment $310K · 2 licensed units · sold 1×. On the 7000 block of Forrest Ave.
BlockReport AI · cited public records
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Property summary
Assessment$240,0002026 OPA assessment · 2027: $310,000
Last sale$53KRecorded 2010
Est. tax bill$3,360/year2026 taxable assessment × 1.3998%
Tax delinquencyNo 2022 matchNot proof account is current
Permits4Every fetched City permit
Violations0 open15 historical across 6 cases
“Open” reflects records available then historical records keep their source dates estimates are labeled
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 1025214002026 taxable assessment equals the full assessed value.
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 mattersOwner pulled a alteration permit in 2010.
View supporting records →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 1920: 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.
2 units and RSA5 zoning need reconciliation
The assessment or license record describes multiple units while the zoning district is generally single-family. That does not establish whether the use is lawful, nonconforming, abandoned, or incorrectly coded. Verify the registered use and Certificate of Occupancy with L&I before pricing multiple rents.
If you’re the landlord
Lead certificate is not optional
Built 1920: every rental unit needs a lead-safe or lead-free certificate on file with the City. Without one: fines up to $2,000/day per unit, tenants may withhold rent, courts can order rent refunded — and no eviction will stand.
Licensed rental — keep it that way
Renewal requires city tax clearance and zero open L&I violations on the property. A lapsed license suspends the right to collect rent or evict.
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.
Who's behind it
Corestates Group LLC · corporate / LLC owner
• Owns 105 properties across Philadelphia under this name, assessed at $25M combined
• Tax bills mail to 71 Morning Glory Way, Huntingdon Valley PA, 19006 — outside Philadelphia
• Holds an active rental license for this address
The investment read
How this building has moved and where it's pointed: every fetched annual City assessment, charted against its block and ZIP; appreciation includes the full-period compound rate and the latest year-over-year change. The 5-year figure simply extends that historical pace. Yield estimates rent-vs-price from area rents. Ask the record to dig into any number.
Assessed value
$240,000
2026 billed-year assessment · 2027: $310,000 · built 1920
Price / sq ft
$166
block $150 · above block
Appreciation
+147%
+9%/yr since 2016 · 2027 +29% vs 2026
In 5 years (~2032)
~$468K
+9%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$3,360
1.08% effective
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
-2580645.2%
≈$-667M/mo rent
Times sold
1
licensed rental
Assessment vs. the block and ZIP · every dated City record marked on the line
- OPA assessment · 2016$125K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2017$125K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2018$125K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2019$157K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2020$159K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2021$159K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2022$159K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2023$190K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2024$190K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2025$240K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2026$240K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2027$310K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- Permit · 2010-09-03AlterationThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2010-08-24PlumbingThis permit category usually covers water, drainage, fixtures, or other plumbing work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2010-08-26ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- L&I violation · 2009-08-06VACANT PROP STANDARD (likely: vacant-property enforcement standard)A legacy L&I label associated with vacant-property requirements. It may concern licensing, securing, or maintaining a vacant structure; the notice and cited code control, and this row alone does not prove the property is vacant now.Read Philadelphia Code §9-3905 ↗
- L&I violation · 2010-08-18PERMP- ALTER/REPAIR/REPL PLUMBA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2010-08-18STOP WORK ORDERA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2010-08-18PERMB- INSTALL INT PARTITIONSA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2010-08-18PERMB- EXT SIDING - WALL ETCA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2010-08-18PERMB- ALTER REPAIR INT PART (Building permit required for interior alteration or repair)Building permit required for interior alteration or repairHow L&I violations and orders work ↗
- L&I violation · 2010-08-18PERMB- EXT SIDING INSUL ETCA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2010-08-18PERME- INST/REPL/REPAIR WIRE (Electrical permit required for wiring installation, replacement, or repair)Electrical permit required for wiring installation, replacement, or repairHow L&I violations and orders work ↗
- L&I violation · 2016-06-28CLIP VIOLATION NOTICEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2016-06-28RUBBISH/GARBAGE EXTERIOR-OWNERA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2019-04-30RUBBISH/GARBAGE EXTERIOR-OWNERA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2019-04-30LICENSE - RENTAL PROPERTYA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2019-04-30CLIP VIOLATION NOTICEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2022-12-07RUBBISH & GARBAGEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2022-12-07L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- L&I violation · 2025-04-06RUBBISH & GARBAGEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2003-11-17L_ENCAPS_IA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2009-10-26HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2010-08-27BP_BLDGA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2011-09-12HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2023-02-16L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2025-05-02L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- License · 2011-02-23RentalA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
Property assessmentBlock median & rangeZIP 19138 medianAssessmentL&I violationPermitInspectionLicense
Each icon sits on its recorded date; records without a day are labeled and centered within their year. Select one to explain the filing.
Highlight
Every dated record26 events · exact dates, newest first
- InspectionL&I investigation
- L&I violationRUBBISH & GARBAGE
- InspectionL&I investigation
- L&I violationRUBBISH & GARBAGE
- InspectionL&I investigation
- L&I violationRUBBISH/GARBAGE EXTERIOR-OWNER
- L&I violationLICENSE - RENTAL PROPERTY
- L&I violationCLIP VIOLATION NOTICE
- L&I violationCLIP VIOLATION NOTICE
- L&I violationRUBBISH/GARBAGE EXTERIOR-OWNER
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- LicenseRental
- PermitAlteration
- InspectionBP_BLDG
- PermitElectrical
- PermitPlumbing
- L&I violationPERMP- ALTER/REPAIR/REPL PLUMB
- L&I violationSTOP WORK ORDER
- L&I violationPERMB- INSTALL INT PARTITIONS
- L&I violationPERMB- EXT SIDING - WALL ETC
- L&I violationPERMB- ALTER REPAIR INT PART (Building permit required for interior alteration or repair)
- L&I violationPERMB- EXT SIDING INSUL ETC
- L&I violationPERME- INST/REPL/REPAIR WIRE (Electrical permit required for wiring installation, replacement, or repair)
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationVACANT PROP STANDARD (likely: vacant-property enforcement standard)
- InspectionL_ENCAPS_I
The paper trail
ImprovedOwner pulled a alteration permit in 2010.
- 2010 AlterationPermitPlumbingPermitElectricalPermitAlterationPermit
- 2011 Inspection passedL&I visit
- 2016 2 L&I violationsL&I
- 2019 3 L&I violationsL&I
- 2022 L&I violationL&IInspection failedL&I visit
- 2023 Inspection passedL&I visit
- 2025 L&I violationL&IL&I: 1 failed, 1 passedL&I visit
Records behind the chart
Browse the source ledger
The chart above is the primary timeline. This drawer preserves every underlying dated row and its filed status for source-level review.
Browse 29 dated records deeds, permits, inspections, licenses, violations, certifications & appeals
- InvestigationL&I investigation
Case CF-2025-025882 · PASSED
The cited inspection visit was marked passed.
- ViolationRUBBISH & GARBAGE
Case CF-2025-025882 · Violation VI-2025-019673 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2025-025882 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2022-121490 · PASSED
The cited inspection visit was marked passed.
- ViolationRUBBISH & GARBAGE
Case CF-2022-121490 · Violation VI-2022-091326 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2022-121490 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationRUBBISH/GARBAGE EXTERIOR-OWNER
Case 682449 · Violation 5020102 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationLICENSE - RENTAL PROPERTY
Case 682449 · Violation 5020101 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationCLIP VIOLATION NOTICE
Case 682449 · Violation 5020100 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationCLIP VIOLATION NOTICE
Case 541889 · Violation 3992746 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationRUBBISH/GARBAGE EXTERIOR-OWNER
Case 541889 · Violation 3992747 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 209617 · PASSED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked passed.
- LicenseRental
License 525955 · Active
CORESTATES GROUP LLC · Expires 2027-02-28
- PermitAlteration
Permit 299659 · COMPLETED
ERECTION OF A NEW RETAINING WALL ON FRONT AND SIDE OF A TWO FAMILY DWELLING.LESS THAN 4' IN HEIGHT
- InvestigationBP_BLDG
Case 247799 · PASSED
The cited inspection visit was marked passed.
- PermitElectrical
Permit 298243 · COMPLETED
INSTALL 300 AMP ELECTRICAL SERVICE WITH (2) 200 AMP AND (1) 100 AMP PANEL BOARD, INSTALL NEW ELECTRICAL WIRING THROUGHOUT OF HOUSE INCLUDING, FINISH BASEMENT AND OUTSIDE LIGHTING, INSTALL PHONE AND TV CABLES,SMOKE ALARMS & CO DETECTORS,AS PER 2008 NEC (NORTH DIST)
- PermitPlumbing
Permit 297888 · COMPLETED
REHAB: BASEMENT-INSTALLING NEW 4" PVC HOUSE DRAIN, STACK,FULL BATHROOM, TUB, TOILET, VANITY,1ST FLOOR,1 KITCHEN SINK, WASHER, TUB, TOILET, VANITY,2ND FLOOR, 1 KITCHEN SINK, TUB, TOILET,VANITY, WASHER,
- PermitAlteration
Permit 297597 · COMPLETED
INTERIOR RENOVATIONS TO DUPLEX. NO NEW PARTITIONS AS A PART OF THIS PERMIT .REPLACING WINDOWS AND DOORS IN ORIGINAL OPENINGS, RPLACING THE ROOF COVERING AND REPAIRING SIDING WHERE NEEDED.INSTALL SMOKE DETECTORS WHERE CEILINGS ARE REPLACED, NO WORK ON FRIRE SEPARATIONS.
- ViolationPERMP- ALTER/REPAIR/REPL PLUMB
Case 247799 · Violation 1787987 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationSTOP WORK ORDER
Case 247799 · Violation 1787988 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERMB- INSTALL INT PARTITIONS
Case 247799 · Violation 1787985 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERMB- EXT SIDING - WALL ETC
Case 247799 · Violation 1787984 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERMB- ALTER REPAIR INT PART (Building permit required for interior alteration or repair)
Case 247799 · Violation 1787982 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERMB- EXT SIDING INSUL ETC
Case 247799 · Violation 1787983 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERME- INST/REPL/REPAIR WIRE (Electrical permit required for wiring installation, replacement, or repair)
Case 247799 · Violation 1787986 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBP_BLDG
Case 247799 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationVACANT PROP STANDARD (likely: vacant-property enforcement standard)
Case 209617 · Violation 1605284 · COMPLIED
A legacy L&I label associated with vacant-property requirements. It may concern licensing, securing, or maintaining a vacant structure; the notice and cited code control, and this row alone does not prove the property is vacant now. City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 209617 · FAILED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL_ENCAPS_I
Case 18456 · PASSED
The cited inspection visit was marked passed.
What this record suggests
The City file documents 4 permits touching kitchen work, bathroom work, electrical work, plumbing. 4 carries a completed, issued, or approved status; that documents the filing, not the present quality of the work.
Flags: active rental license. 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.
Stories
2
Interior
1,872 sqft
livable area
Lot
2,220 sqft
Heat
Forced hot air
city code A
Central air
No
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 7038 Forrest 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 2 licensed units × ~85% of the area's median unit rent — the whole building's income, not one unit's. Assessed value is not an asking price — set the price slider to the real one.
When this house last sold (2010) a 30-year mortgage ran about 4.69% — 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
7038 Forrest Ave sits on the 7000 block of Forrest Ave. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 7036 Forrest Ave · 7034 Forrest 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, 7:25 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)