Multi-family report

944-46 N Marshall St

4 stories · 8,880 sqft · RM1 · built 2018

Investor / LLC · assessed $1.4M · 6 licensed units · sold 6×. On the 900 block of N Marshall St.

Property summary

Assessment$1.4MCity assessed value Last sale$70KRecorded 2017 Est. annual tax$4K/yearAssessment × 1.3998% Tax delinquency—Snapshot unavailable Permits8Dated events in report ViolationsNone openNone open when assembled

Report assembled Jul 10, 2026 “Open” reflects records available then historical records keep their source dates estimates are labeled

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Street view of 944-46 N Marshall St — From the street — imagery © Google

From above — imagery © Esri, Maxar

What stands out

From the public record

Finding

New construction

Why it matters

Bought for $72K in 2017, built new under a 2016 permit (tax-abated).

View supporting records →

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.

Dated record flagAssessment/permit mismatch

The assessment jumped 4704% in 2020, but no matching permit appears in the property timeline.

Evidence: assessment moved from $28,100 to $1,350,000 · no permit shown in 2019-2021

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

The current tax estimate is temporary

The taxable assessment implies about $3,865/yr under a 10-year abatement. It jumps to about $19,330/yr in 2030 — $15,465/yr more. Underwrite the post-abatement estimate and verify the actual bill with Revenue.

If you’re the landlord

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 this house's public records and the city's rules as of 2026 (abatement ordinance, Homestead, rental licensing, lead certification, L&I process, excavation protections). Informational only — not legal, tax, or investment advice.

Who's behind it

944 Marshall St LLC · corporate / LLC owner

• Tax bills mail to 117 Spring Garden St, Philadelphia PA, 19123
• Holds an active rental license for this address

PA corporate registry ↗OpenCorporates ↗City record ↗

The investment read

How this building 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

$1.4M

built 2018

Price / sq ft

$156

block $294 · below block

Appreciation

+4814%

+42%/yr, city 6.5%

In 5 years (~2031)

~$1.4M

+42%/yr own pace held 5 yrs — extrapolation, not a forecast

Est. tax / yr

$4K

0.28% effective, abated

Jun 2022 tax snapshot

—

Gross yield

1.1%

≈$1K/mo rent

Times sold

licensed rental

Value vs. the block, over time — sales, permits & L&I events marked on the line

This houseBlock median & rangeLand buyZoningPermit

The paper trail

New construction

Bought for $72K in 2017, built new under a 2016 permit (tax-abated).

2015 4 L&I violationsL&I
2016 Appeal grantedZoningUsePermit
2017 $72KLand buy$72KLand buyPlumbingPermitZoning/usePermitAdditionPermitMechanicalPermitSuppressionPermitPlumbingPermitElectricalPermit

Flags: tax-abated — the bill lags real value · active rental license · 1 zoning/board appeal on record. Informational only — not investment advice or a consumer report (FCRA).

The abatement clock

This house’s taxable assessment implies about $3,865/yr under a 10-year tax abatement. In 2030 the assessment-based estimate reaches ~$19,330/yr — a step up of $15,465/yr, 3 assessment years out. Drag the slider.

2027~$3,865/yrestimated from assessment

now: ($1,380,900 assessed − $1,104,789 abated) × 1.3998% ≈ $3,865/yr 2030: $1,380,900 assessed × 1.3998% ≈ $19,330/yr Flat 100% exemption (pre-2022 program, started 2020), then the cliff — reassessments move both lines. After expiry an owner-occupant can claim the Homestead Exemption (~$1,400/yr off); an abated home can't hold both.

The house, on paper

The city assessor's field record — the physical spec sheet behind the assessed number.

Stories

Interior

8,880 sqft

livable area

Lot

2,442 sqft

Exterior condition

Newer construction

city code 1

Newer construction

Interior condition

Newer construction

city code 1

Newer construction

Quality grade

assessor's grade

ABCDE

Zoning

RM1

city zoning code

Zoning appeals

granted 2016

OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.

Run the numbers

What owning 944-46 N Marshall 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 6 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.

Purchase price$1.4M

Down payment20%

Mortgage rate6.875%

Monthly rent · 6 units$7K/mo

When this house last sold (2017) a 30-year mortgage ran about 3.99% — Freddie Mac's average that year.

Price it at the post-abatement bill (~$19K/yr from 2030)

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, $4,200/yr insurance, 1% of price/yr maintenance; taxes from this parcel's record (with the abatement toggle above).

Block context

944-46 N Marshall St sits on the 900 block of N Marshall St. Open the block report to compare its parcels, ownership and public-record history.

See the whole block →

Next door: 944r N Marshall St · 942 N Marshall 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

Methodology & freshness

Available City datasets are queried from OpenDataPhilly (phl.carto.com), then reports are cached and refreshed on a rolling schedule. Source dates vary: the parcel-level tax-delinquency snapshot is June 2022 and the separate detailed tax ledger ends in 2016, so neither establishes today’s balance. Other dossiers re-pull on view once stale, and citywide benchmarks recompute weekly. AI-written passages are generated from these records only and rejected if they state a number the record doesn't hold.

BlockReport AICited sources

Ask about this property across the connected public record. Curated questions are free; ask 3 custom questions per browser. Analyst includes up to 150 custom questions per day.

About this data & fine print

Answers are generated by an AI agent querying available City of Philadelphia open data at the moment you ask: OPA property assessments, Recorder of Deeds transfer records, L&I permits, violations & licenses, dated Dept. of Revenue tax records, Zoning Board appeals, Police incident reports, Philly311 requests, and School District of Philadelphia catchment and school data.

For an explicit web search or a current listing/news question, the agent may also search the public web through OpenRouter and must link every web-derived claim. Public listing pages can be stale and are not direct or comprehensive MLS access.

Property-level tax data is historical: the delinquency snapshot is dated June 2022 and the separate detailed ledger ends in 2016. Neither shows what is owed today; verify a current balance with Philadelphia Revenue.

City data is published as-is and can lag, contain errors, or be corrected later; school performance datasets run years behind and are labeled with their school year. AI answers can contain mistakes — verify anything that matters against the official record (property.phila.gov, atlas.phila.gov) before acting on it.

Informational only. Not legal, financial, or investment advice. Not a consumer report under the FCRA — it may not be used to decide anyone's eligibility for housing, tenancy, employment, credit, or insurance.

Official city record ↗ · L&I history ↗ · See the whole block · Download this record (JSON)