2026 assessment
$294K
OPA value, not a listing price
Mixed-use property report
12301 Medford Rd
3,016 sqftRSA4built 1961
Property at a glanceMixed-use
Bravo INC LLC
2027 published assessment
$422K
Future roll, not the current tax bill
Location
12300 block of Medford Rd
ZIP 19154
Neighborhood area
Parkwood · Far Northeast
Approximate · based on ZIP 19154
Assessment and City record timeline
The line tracks this property’s published City assessment. Markers show deeds, permits, inspections, licenses, violations, certifications, and appeals on their recorded dates. Select one to read the filing.
Assessments are tax-roll values, not sale prices or appraisals. OPA has published a 2027 assessment of $422,200. It is not yet the billed-year tax basis.
- OPA assessment · 2025$294K 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$294K 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$422K 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 ↗
- Deed / sale · 2024Deed / sale $550KA recorded real-estate document or transfer event. The amount and date can be useful history, but the underlying deed and transfer-tax filing control the parties, consideration, and legal effect.How to read the recorded document ↗
- Permit · 2024-11-22Security GatesThis 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 · 2024-12-02AlterationsThis 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 · 2025-03-06AlterationsThis 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 ↗
- L&I violation · 2022-09-08ALTER INTERIOR PORTIONA 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 · 2022-09-08PLANS REQUIRED TO COMPLYA 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 · 2022-09-08ZONING AND USE REGISTRATION PERMITSA 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 · 2022-09-08L&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 · 2022-09-02OCCUPIED W/O TCO OR COA 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 · 2022-09-02OBTAIN LICENSE INDICATED (Obtain the license identified in the notice)The shorthand does not identify the license type; open the case notice for that detail.How L&I violations and orders work ↗
- L&I violation · 2022-09-02NEW USEA 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 · 2022-09-02RENTAL LICENSE- ONE & TWO FAMILY (R3)A 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 · 2022-09-02L&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 ↗
- L&I violation · 2022-09-06CABINET CONSTRUCTIONA 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 · 2022-09-06LIQUID STORAGE CABINETSA 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 · 2022-09-06L&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 · 2023-10-25RENTAL LICENSE- ONE & TWO FAMILY (R3)A 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 · 2023-12-21ALTER EXISTING PLUMBINGA 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 · 2023-12-21SECURITY GATEA 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 · 2023-12-21L&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 · 2022-10-13L&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 · 2023-01-05L&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 · 2023-02-09L&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 · 2023-06-08L&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 · 2023-06-08L&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 · 2023-09-22L&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 · 2023-10-26L&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 · 2023-10-26L&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 · 2024-02-06L&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 · 2024-04-12L&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 · 2026-05-18L&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 · 2026-05-28BRAVO IN LLC: Rental landlord or residential registration initially issuedA 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 ↗
- License · 2012-07-30EJPC REALTY LLC: Rental landlord or residential registration initially issuedA 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 ↗
- License · 2012-07-30JOHN DR J PEDITTO (C/O MADELINE PEDITTO): Rental landlord or residential registration marked inactiveA 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 ↗
- License · 2013-02-28EJPC REALTY LLC: Rental landlord or residential registration marked inactiveA 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 ↗
- License · 2003-03-10JOHN DR J PEDITTO (C/O MADELINE PEDITTO): Rental landlord or residential registration initially issuedA 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 ↗
- Appeal · 2023-07-05ZBA Permit Denial - VarianceA challenge or request reviewed through a City appeals process. Filing an appeal does not show who prevailed; read the decision, conditions, and related permit or violation.How Philadelphia L&I appeals work ↗
- Appeal · 2026-10-28ZBA Permit Denial - VarianceA challenge or request reviewed through a City appeals process. Filing an appeal does not show who prevailed; read the decision, conditions, and related permit or violation.How Philadelphia L&I appeals work ↗
Property assessmentAssessmentDeed / saleL&I violationAppealPermitInspectionLicense
Scroll horizontally to move through the years. 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 record38 events · exact dates, newest first
- AppealZBA Permit Denial - Variance
- LicenseBRAVO IN LLC: Rental landlord or residential registration initially issued
- InspectionL&I investigation
- PermitAlterations
- PermitAlterations
- PermitSecurity Gates
- InspectionL&I investigation
- InspectionL&I investigation
- Deed / saleDeed / sale $550K
- L&I violationALTER EXISTING PLUMBING
- L&I violationSECURITY GATE
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationRENTAL LICENSE- ONE & TWO FAMILY (R3)
- InspectionL&I investigation
- AppealZBA Permit Denial - Variance
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationALTER INTERIOR PORTION
- L&I violationPLANS REQUIRED TO COMPLY
- L&I violationZONING AND USE REGISTRATION PERMITS
- InspectionL&I investigation
- L&I violationCABINET CONSTRUCTION
- L&I violationLIQUID STORAGE CABINETS
- InspectionL&I investigation
- L&I violationOCCUPIED W/O TCO OR CO
- L&I violationOBTAIN LICENSE INDICATED (Obtain the license identified in the notice)
- L&I violationNEW USE
- L&I violationRENTAL LICENSE- ONE & TWO FAMILY (R3)
- InspectionL&I investigation
- LicenseEJPC REALTY LLC: Rental landlord or residential registration marked inactive
- LicenseEJPC REALTY LLC: Rental landlord or residential registration initially issued
- LicenseJOHN DR J PEDITTO (C/O MADELINE PEDITTO): Rental landlord or residential registration marked inactive
- LicenseJOHN DR J PEDITTO (C/O MADELINE PEDITTO): Rental landlord or residential registration initially issued
Verify the public record
Property tax
$4,115/year estimated property tax
2026 taxable assessment $294,000 × 1.3998%. This is an estimate, not a bill or account balance. The City maintains payments, credits, interest, and the current amount due.
OPA has published a 2027 assessment of $422,200. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8710003562026 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.”
Property report
Mixed-use property
Mixed-use, recorded in the City's mixed-use category. The public record and owner trail follow.
What it is
Mixed-use
Row B/Off-Str 2 Sty Mason
Owner
Bravo INC LLC
$ / sq ft
$140
assessed value ÷ interior sqft
Interior area
3,016 sqft
Lot size
5,100 sqft
Built
1961
Zoning
RSA4
Recorded owner
Who's behind it
Bravo INC LLC · corporate / LLC owner
• Tax bills mail to 12301 Medford Rd, Philadelphia PA, 19154
• Holds an active rental license for this address
Block context
12300 block of Medford Rd. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 12303 Medford Rd · 12305 Medford Rd
L&I license dates · data through Jul 23, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
No L&I business license is on record at this address in data through Jul 23, 2026.
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
BRAVO IN LLCActive
Rental · Initial issue date May 28, 2026 · Filed expiration May 27, 2027
EJPC REALTY LLCInactive
Rental · Initial issue date Jul 30, 2012 · Terminal license date Feb 28, 2013
JOHN DR J PEDITTO (C/O MADELINE PEDITTO)Inactive
Rental · Initial issue date Mar 10, 2003 · Terminal license date Jul 30, 2012
A license is an L&I registration, not proof that a business is open, operating today, or located at this storefront. Dates are license dates. Events are deduped by parcel, business identity, and license type, so a renewal is not shown as another opening. Other permit and filing types remain in the full source ledger.
Open every source row 40 dated rows
- AppealZBA Permit Denial - Variance
Appeal ZP-2025-009641 · Scheduled
Related permit ZP-2025-009641 · Permit for the proposed uses, Two-Family Household Living & Personal Services (Barber Shop), within an existing structure.
- License issue eventBRAVO IN LLC: Rental landlord or residential registration initially issued
License 1008706 · Active
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationL&I investigation
Case CF-2022-089225 · PASSED
The cited inspection visit was marked passed.
- PermitAlterations
Permit PP-2025-001676 · Completed
HT and FAI replacement
- PermitAlterations
Permit PP-2024-016289 · Completed
Repair vent to storm drain as Fixture replacement without piping. ADDITIONAL WORK SHALL REQUIRE A SEPERATE PERMIT
- PermitSecurity Gates
Permit GM-2024-010243 · Completed
EZ PERMIT SECURITY GATES & GRILLS - For the Installation of Security Gates & Grills as per attached standards. Deviations from these standards require submission of construction and site plans. Security gate installation.
- InvestigationL&I investigation
Case CF-2023-128307 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2023-128307 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- Recorded transfer$550K transfer
2024
- ViolationALTER EXISTING PLUMBING
Case CF-2023-128307 · Violation VI-2023-097945 · Code A-301.1/55 · COMPLIED
Resolution: COMPLIED - PERMIT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationSECURITY GATE
Case CF-2023-128307 · Violation VI-2023-097944 · Code A-301.1/48 · COMPLIED
Resolution: COMPLIED - PERMIT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2023-128307 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2022-090986 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2023-111953
- ViolationRENTAL LICENSE- ONE & TWO FAMILY (R3)
Case CF-2023-111953 · Violation VI-2023-083876 · Code 9-3902 (1) · SVN ISSUED
Resolution: SVN ISSUED
- InvestigationL&I investigation
Case CF-2022-089225 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- AppealZBA Permit Denial - Variance
Appeal ZP-2022-010510 · Completed · Denied
Related permit ZP-2022-010510 · PERMIT FOR A PERSONAL SERVICE AND RETAIL SALE OF CONSUMER GOODS (HAIR PRODUCTS) AT FIRST FLOOR WITH BUSINESS AND PROFESSIONAL OFFICE AND SINGLE-FAMILY HOUSEHOLD LIVING ABOVE. NO SIGN ON THIS APPLICTION. The permit for the above location ca
- InvestigationL&I investigation
Case CF-2022-091310 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2022-090986 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2022-089225 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2022-089225 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2022-089225 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationALTER INTERIOR PORTION
Case CF-2022-089225 · Violation VI-2022-067835 · Code A-301.1/4 · CLOSED
Resolution: CLOSED - STOP PROCESSING City marked the record closed; open the case for the closing reason.
- ViolationPLANS REQUIRED TO COMPLY
Case CF-2022-089225 · Violation VI-2022-067836 · Code A-301.6/1 · CLOSED
Resolution: CLOSED - STOP PROCESSING City marked the record closed; open the case for the closing reason.
- ViolationZONING AND USE REGISTRATION PERMITS
Case CF-2022-089225 · Violation VI-2022-067837 · Code A-301.1.5 · CLOSED
Resolution: CLOSED - STOP PROCESSING City marked the record closed; open the case for the closing reason.
- InvestigationL&I investigation
Case CF-2022-089225 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationCABINET CONSTRUCTION
Case CF-2022-091310 · Violation VI-2022-067009 · Code F-5003.8.7.1 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationLIQUID STORAGE CABINETS
Case CF-2022-091310 · Violation VI-2022-067010 · Code F-5704.3.2 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2022-091310 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationOCCUPIED W/O TCO OR CO
Case CF-2022-090986 · Violation VI-2022-066864 · Code A-701.1/1 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationOBTAIN LICENSE INDICATED (Obtain the license identified in the notice)
Case CF-2022-090986 · Violation VI-2022-066866 · Code LO-1 · COMPLIED
The shorthand does not identify the license type; open the case notice for that detail. Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationNEW USE
Case CF-2022-090986 · Violation VI-2022-066863 · Code A-301.1/65 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationRENTAL LICENSE- ONE & TWO FAMILY (R3)
Case CF-2022-090986 · Violation VI-2022-066865 · Code 9-3902 (1) · CLOSED
Resolution: CLOSED - ADMINISTRATIVELY City marked the record closed; open the case for the closing reason.
- InvestigationL&I investigation
Case CF-2022-090986 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License terminal eventEJPC REALTY LLC: Rental landlord or residential registration marked inactive
License 570013 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventEJPC REALTY LLC: Rental landlord or residential registration initially issued
License 570013 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventJOHN DR J PEDITTO (C/O MADELINE PEDITTO): Rental landlord or residential registration marked inactive
License 232105 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventJOHN DR J PEDITTO (C/O MADELINE PEDITTO): Rental landlord or residential registration initially issued
License 232105 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2025-009641 · Denied
- PermitChange of Use
Permit ZP-2022-010510 · Refused
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 23, 2026, 5:42 PM 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)