2026 taxable assessment $115,600 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $142,000; it is not the 2026 billed-year value.
House report
953 E Tioga St
4 bd · 1 ba · 2 stories · 1,728 sqft · RSA5 · built 1920
Investor / LLC · assessed $116K (2026) · 2027 OPA assessment $142K. On the 900 block of E Tioga St.
Property summary
Assessment$115,6002026 OPA assessment · 2027: $142,000
Last sale$35KRecorded 1985
Est. tax bill$1,618/year2026 taxable assessment × 1.3998%
Tax delinquencyNo 2022 matchNot proof account is current
Permits1Every fetched City permit
Violations0 open2 historical across 2 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 3312154002026 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 alterations permit in 2025.
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
- Gina Enterprises INC
- Tax mailing address
- 7000 KINDRED ST, PHILADELPHIA PA, 19149
- L&I district
- CENTRAL EAST
- Building ID (BIN)
- 1065271
- OPA account
- 331215400
Permits1Every dated permit
Violation cases22 violation records · 0 open
Investigations138 failed · 2 passed · 3 closed
Building certifications4Latest result: Certified
Business licenses111 active
Appeals0No match
PermitsPermit number, issued date, work and City status1
AlterationsPermit PP-2025-009627
Jul 28, 2025 Completed Completed Aug 5, 2025
Replacing curb stop to meter .
Violation cases2 individual violation records; resolved history remains visible2
Case 112626CLOSED
STANDARD · Opened May 11, 2007 · completed Aug 5, 2010
- OBTAIN LIC INDICATEDViolation 1760867May 11, 2007 COMPLIED
Case 376154CLOSED
STANDARD · Opened Apr 16, 2013 · completed Aug 14, 2013
- OBTAIN LIC INDICATEDViolation 2829758Apr 15, 2013 COMPLIED
InvestigationsEvery inspector visit, including CLOSED outcomes13
BC INSPCase 112626
May 11, 2007 FAILED
BC INSPCase 112626
Jul 2, 2007 FAILED
BC INSPCase 112626
Jul 2, 2007 CLOSED
ADMIN INSPCase 112626
Nov 26, 2008 FAILED
ADMIN INSPCase 112626
Apr 15, 2010 FAILED
ADMIN INSPCase 112626
May 18, 2010 CLOSED
ADMIN INSPCase 112626
May 18, 2010 FAILED
CEASE INSPCase 112626
Jul 23, 2010 FAILED
PRECOURTCase 112626
Jul 23, 2010 CLOSED
CEASE INSPCase 112626
Aug 5, 2010 PASSED
BC INSPCase 376154
Apr 16, 2013 FAILED
BC INSPCase 376154
Jun 11, 2013 FAILED
BC INSPCase 376154
Aug 12, 2013 PASSED
Building certificationsInspection result and filed expiration date by L&I building ID4
Special Hazards CertificationCertification BC-2023-013327
Inspected Jun 16, 2023 Certified Expires Jun 16, 2024
Fire Alarm CertificationCertification BC-2023-024134
Inspected Nov 27, 2023 Certified Expires Nov 27, 2024
Fire Alarm CertificationCertification BC-2024-031134
Inspected Nov 15, 2024 Certified Expires Nov 15, 2025
Fire Alarm CertificationCertification BC-2026-002274
Inspected Jan 24, 2026 Certified Expires Jan 24, 2027
Business licensesHistorical and active licenses are both retained11
Dumpster License - Private PropertyLicense 281761
TIOGA EXPRESS PIZZERIA INC
Revenue code 3230 · First issued Apr 30, 2001 Inactive Expiration Jul 31, 2010
Dumpster License - Private PropertyLicense 281166
F AND V TIOGA (EXPRESS PIZZERIA INC)
Revenue code 3230 · First issued Jan 10, 2002 Inactive Expiration Jul 31, 2010
Handbill DistributionLicense 298409
F AND V TIOGA EXPRESS
Revenue code 3418 · First issued Jan 10, 2002 Inactive Expiration Aug 31, 2003 Inactive Aug 13, 2011
RentalLicense 232555
NICHOLAS G TSIADIS
Revenue code 3202 · First issued Jun 13, 2003 Closed Expiration Feb 28, 2014
Handbill DistributionLicense 297767
TIOGA EXPRESS PIZZERIA INC
Revenue code 3418 · First issued Jul 24, 2003 Inactive Expiration Aug 31, 2004
Food Preparing and ServingLicense 205340
TIOGA EXPRESS PIZZERIA INC
Revenue code 3120 · First issued Jul 24, 2003 Inactive Expiration Apr 30, 2004
Handbill DistributionLicense 298636
JOSE TORRES (TIOGA EXPRESS PIZZA)
Revenue code 3418 · First issued Sep 14, 2004 Inactive Expiration Aug 31, 2005 Inactive Aug 13, 2011
Dumpster License - Private PropertyLicense 281658
JOSE TORRES (TIOGA EXPRESS PIZZA)
Revenue code 3230 · First issued Sep 14, 2004 Inactive Expiration Jul 31, 2010
RentalLicense 368315
GINA ENTERPRISES INC (AGT: MERCURY REALTY)
Revenue code 3202 · First issued May 15, 2006 Active Expiration Feb 28, 2027
Dumpster License - Private PropertyLicense 394956
PREMIUM PIZZA 2 INC
Revenue code 3230 · First issued Dec 20, 2006 Inactive Expiration Jul 31, 2013 Inactive Jun 28, 2013
Food Preparing and ServingLicense 510134
PREMIUM PIZZA 2 INC
Revenue code 3120 · First issued Jul 29, 2010 Inactive Expiration Apr 30, 2023 Inactive Jun 29, 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.
1 resolve before relying
4 verify
1 favorable dated record
Resolve before relyingA life-safety certification appears expiredSpecial Hazards Certification: Certified through Jun 16, 2024; Fire Alarm Certification: Certified through Jan 24, 2027
Why it mattersFire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.
Verify nextRequest the correction/reinspection and current filed certificate.
Open the controlling City guidance ↗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 ↗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 condition8 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 12, 2013.
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 authorityDumpster License - Private Property #281761: Inactive; Dumpster License - Private Property #281166: Inactive; Handbill Distribution #298409: Inactive since Aug 13, 2011; Handbill Distribution #297767: Inactive
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 2 historical violations across 2 cases.
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
Gina Enterprises INC · corporate / LLC owner
• Tax bills mail to 7000 Kindred St, Philadelphia PA, 19149
• 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
$115,600
2026 billed-year assessment · 2027: $142,000 · built 1920
Price / sq ft
$82
block $85 · in line w/ block
Appreciation
+79%
+6%/yr, city 6.5%
In 5 years (~2031)
~$142K
+6%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax bill / yr
$1,618
1.14% effective
Jun 2022 tax snapshot
No match
not proof the account is current
Gross yield
-5633802.8%
≈$-667M/mo rent
Times sold
0
licensed rental
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangePermit
The paper trail
ImprovedOwner pulled a alterations permit in 2025.
- 2007 L&I violationL&IInspection failed ×2L&I visit
- 2008 Inspection failedL&I visit
- 2010 L&I: 3 failed, 1 passedL&I visit
- 2013 L&I violationL&IL&I: 2 failed, 1 passedL&I visit
- 2025 AlterationsPermit
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
4
Bathrooms
1
Stories
2
Interior
1,728 sqft
livable area
Lot
1,200 sqft
Basement
Full
city code D
Heat
Undetermined
city code H
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 953 E Tioga 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 (1985) a 30-year mortgage ran about 12.43% — 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
953 E Tioga St sits on the 900 block of E Tioga St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 951 E Tioga St · 949 E Tioga 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, 6:10 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)