2026 taxable assessment $66,100 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $69,500; it is not the 2026 billed-year value.
House report
756 E Willard St
3 bd · 1 ba · 2 stories · 1,110 sqft · RSA5 · built 1920
Investor / LLC · assessed $66K (2026) · 2027 OPA assessment $70K · sold 4×. On the 700 block of E Willard St.
Property summary
Assessment$66,1002026 OPA assessment · 2027: $69,500
Last sale$21KRecorded 2011
Est. tax bill$925/year2026 taxable assessment × 1.3998%
Tax delinquencyNo 2022 matchNot proof account is current
Permits0Every fetched City permit
Violations0 open9 historical across 1 case
“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 3310804002026 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 recordFrequently traded
Why it mattersTraded 4×: $20K in 2003 → $21K in 2011 (+6%).
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
- Kmr Investments LLC
- Tax mailing address
- 114 HUNTERS RUN RD, KING OF PRUSSIA PA, 19406
- L&I district
- CENTRAL EAST
- Building ID (BIN)
- —
- OPA account
- 331080400
Permits0No match
Violation cases19 violation records · 0 open
Investigations74 failed · 2 passed · 1 closed
Building certifications0No match
Business licenses51 active
Appeals0No match
PermitsPermit number, issued date, work and City status0
No permits matched this parcel in the fetched City dataset.
Violation cases9 individual violation records; resolved history remains visible1
Case 241627CLOSED
STANDARD · Opened Jul 1, 2010
- EGRESS DOOR OPENABLEViolation 1885850Jun 24, 2010 COMPLIED
- INT S-DOOR INSTALL APP LOCKViolation 1885855Jun 24, 2010 COMPLIED
- SD-REQD EXIST GROUP RViolation 1885854Jun 24, 2010 COMPLIED
- INT S-WALLS REPAIR/MAINT SANIViolation 1885853Jun 24, 2010 COMPLIED
- EXT S-ROOF REPAIRViolation 1885852Jun 24, 2010 COMPLIED
- FIRE-ELECT OPEN JUNCTION BOXViolation 1885851Jun 24, 2010 COMPLIED
- DRAINAGE-MAIN DRAIN REPAIR-RESViolation 1885856Aug 2, 2010 COMPLIED
- FIRE-ELECT OPEN JUNCTION BOXViolation 1885858Aug 2, 2010 COMPLIED
- ELEC-CABLES/WIRES LOOSE-RESViolation 1885857Aug 2, 2010 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes7
HCEU INSPCase 241627
Jun 14, 2010 FAILED
HCEU INSPCase 241627
Jul 15, 2010 PASSED
HCEU INSPCase 241627
Aug 4, 2010 FAILED
HCEU INSPCase 241627
Sep 3, 2010 FAILED
HCEU INSPCase 241627
Sep 3, 2010 CLOSED
PRECOURTCase 241627
Nov 10, 2010 FAILED
PRECOURTCase 241627
Feb 25, 2011 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 retained5
RentalLicense 214092
VICTOR MCKNIGHT (DANIELLE MCKNIGHT)
Revenue code 3202 · First issued May 25, 2004 Inactive Expiration Feb 28, 2006 Inactive Dec 22, 2012
RentalLicense 335875
FAINA VASSERMAN
Revenue code 3202 · First issued Sep 8, 2005 Inactive Expiration Feb 28, 2007 Inactive Aug 23, 2007
RentalLicense 392544
TROY GRANT III (MAYA AVENT)
Revenue code 3202 · First issued Nov 27, 2006 Closed Expiration Feb 28, 2011 Inactive Dec 22, 2012
Vacant Residential Property / LotLicense 540930
ONE WEST BANK FSB (THERESA GALLAGHER AGENT)
Revenue code 3219 · First issued Aug 9, 2011 Inactive Expiration Feb 29, 2012 Inactive Dec 22, 2012
RentalLicense 594303
KMR INVESTMENTS, LLC
Revenue code 3202 · First issued May 22, 2013 Active Expiration Feb 28, 2027
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.
5 verify
1 favorable dated record
VerifyA rental license does not transfer with the deed1 active Rental License record matched.
Why it mattersIf dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.
Verify nextPlan the buyer’s replacement license before settlement.
Open the controlling City guidance ↗VerifyTax mail goes outside Philadelphia; owner residence still needs verificationOPA mails the property tax record outside Philadelphia (114 HUNTERS RUN RD, KING OF PRUSSIA PA, 19406).
Why it mattersA tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.
Verify nextVerify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.
Open the controlling City guidance ↗VerifyLead compliance is a separate recordOPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.
Why it mattersPhiladelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.
Verify nextRequest the current lead certificate or City exemption for every dwelling unit.
Open the controlling City guidance ↗VerifyFailed inspections are dated events—not the current condition4 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 25, 2011.
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 #540930: Inactive since Dec 22, 2012
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 ↗Favorable dated recordNo open violation; closed history remains relevantThe fetched record shows 0 open and 9 historical violations across 1 case.
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.
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.
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’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
Kmr Investments LLC · corporate / LLC owner
• Tax bills mail to 114 Hunters Run Rd, King Of Prussia PA, 19406 — outside Philadelphia
• Holds an active rental license for this address
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
$66,100
2026 billed-year assessment · 2027: $69,500 · built 1920
Price / sq ft
$63
block $63 · in line w/ block
Appreciation
+82%
+6%/yr, city 6.5%
In 5 years (~2031)
~$70K
+6%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$925
1.33% effective
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
21.9%
≈$1K/mo rent
Times sold
4
licensed rental
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangePermit
The paper trail
Frequently tradedTraded 4×: $20K in 2003 → $21K in 2011 (+6%).
- 2003 $20KSold
- 2005 $40KSold
- 2006 $50KSold
- 2010 9 L&I violationsL&IL&I: 4 failed, 1 passedL&I visit
- 2011 Inspection passedL&I visit$21KSold
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.
Bedrooms
3
Bathrooms
1
Stories
2
Interior
1,110 sqft
livable area
Lot
750 sqft
Basement
Partial
city code H
Heat
Hot water / radiators
city code B
Central air
No
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 756 E Willard 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 (2011) a 30-year mortgage ran about 4.45% — 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
756 E Willard St sits on the 700 block of E Willard St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 754 E Willard St · 758 E Willard 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, 6:33 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)