2026 assessment
$420K
OPA value, not a listing price
House report
1252 S 20th St
3 bd2 ba3 stories1,780 sqftRM1built 2015
Property at a glanceHouse
Individual, other or unknown mailing address
ZIP 19146 area
Graduate Hospital · Point Breeze
1200 block of S 20th St
Assessment and City record timeline
Published City assessments for this house against its block and ZIP. Dated City filings are marked on the same line. Select one to read it. Assessments are tax-roll values, not sale prices or appraisals.
- OPA assessment · 2016$348K 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$348K 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$348K 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$393K 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$473K 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$473K 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$473K 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$612K 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$612K 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$420K 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$420K 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$447K 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 ↗
- Land buy · 2013Land record $86KA land-record event associated with this parcel. Review the recorded instrument to determine whether it reflects a conveyance, parcel change, or another filing.How to read the recorded document ↗
- Deed / sale · 2015Deed / sale $355KA 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 · 2013-09-16Zoning/useThis permit category usually covers the property’s allowed use, dimensions, occupancy, or site configuration. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2013-12-03New constructionThis 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 · 2014-10-09PlumbingThis 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 · 2014-11-03SuppressionThis permit category usually covers fire-suppression systems or related life-safety 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 · 2014-11-05ElectricalThis 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 ↗
- Permit · 2015-01-20PlumbingThis 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 · 2015-01-22MechanicalThis 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 · 2008-01-25CLIP 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 · 2008-01-25VACANT LOT KEEP CLEAN GET LICA 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 · 2010-04-19VACANT LOT STANDARDA 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 · 2010-04-19CLIP 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 · 2010-04-19LICENSE - VACANT LOTA 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 · 2011-07-12CLIP 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 · 2011-07-12EXT A-VACANT LOT CLEAN/MAINTAIA 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 · 2012-06-28EXT A-VACANT LOT CLEAN/MAINTAIA 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 · 2012-06-28CLIP 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 · 2013-07-25WALL PARTIALLY COLLAPSEDA 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 · 2015-02-11DEBRIS REMOVE - CONSTRA 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 · 2015-02-11WORKMANLIKE- BUILDING CODEA 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 · 2013-07-23CSUINITIALA 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 · 2013-08-16CSUINITIALA 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 · 2020-06-17Stuart Rubenstein: 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 · 2010-04-23LOUIS DIFRANCO: Vacant Residential Property / Lot 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 · 2010-04-23NEAL F RUBIN: Vacant Residential Property / Lot 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 · 2012-12-22LOUIS DIFRANCO: Vacant Residential Property / Lot 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 · 2005-12-21NEAL F RUBIN: Vacant Residential Property / Lot 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 ↗
Property assessmentBlock median & rangeZIP 19146 (Graduate Hospital · Point Breeze) medianAssessmentDeed / saleLand buyL&I violationPermitInspectionLicense
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 record28 events · exact dates, newest first
- LicenseStuart Rubenstein: Rental landlord or residential registration initially issued
- L&I violationDEBRIS REMOVE - CONSTR
- L&I violationWORKMANLIKE- BUILDING CODE
- PermitMechanical
- PermitPlumbing
- Deed / saleDeed / sale $355K
- PermitElectrical
- PermitSuppression
- PermitPlumbing
- PermitNew construction
- PermitZoning/use
- InspectionCSUINITIAL
- L&I violationWALL PARTIALLY COLLAPSED
- InspectionCSUINITIAL
- Land buyLand record $86K
- LicenseLOUIS DIFRANCO: Vacant Residential Property / Lot landlord or residential registration marked inactive
- L&I violationEXT A-VACANT LOT CLEAN/MAINTAI
- L&I violationCLIP VIOLATION NOTICE
- L&I violationCLIP VIOLATION NOTICE
- L&I violationEXT A-VACANT LOT CLEAN/MAINTAI
- LicenseLOUIS DIFRANCO: Vacant Residential Property / Lot landlord or residential registration initially issued
- LicenseNEAL F RUBIN: Vacant Residential Property / Lot landlord or residential registration marked inactive
- L&I violationVACANT LOT STANDARD
- L&I violationCLIP VIOLATION NOTICE
- L&I violationLICENSE - VACANT LOT
- L&I violationCLIP VIOLATION NOTICE
- L&I violationVACANT LOT KEEP CLEAN GET LIC
- LicenseNEAL F RUBIN: Vacant Residential Property / Lot landlord or residential registration initially issued
Flags: active rental license. Informational only. Not investment advice or a consumer report (FCRA).
Verify the public record
Property tax
$5,879/year estimated property tax
2026 taxable assessment $420,000 × 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 $447,200. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 3611921002026 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.”
The property, on paper
OPA physical field record.
Bedrooms
3
Bathrooms
2
Stories
3
Interior
1,780 sqft
livable area
Lot
859 sqft
Basement
Full, finished
city code A
Heat
Forced hot air
city code A
Central air
Yes
Exterior condition
Above average
city code 3
Above averageBelow average
Interior condition
Above average
city code 3
Above averageBelow average
Quality grade
C+
assessor's grade
ABCDE
Zoning
RM1
city zoning code
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Block context
1200 block of S 20th St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 1250 S 20th St · 1254 S 20th St
L&I license dates · data through Jul 25, 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 25, 2026.
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
Stuart RubensteinActive
Rental · Initial issue date Jun 17, 2020 · Filed expiration Jun 16, 2027
LOUIS DIFRANCOInactive
Vacant Residential Property / Lot · Initial issue date Apr 23, 2010 · Terminal license date Dec 22, 2012
NEAL F RUBINInactive
Vacant Residential Property / Lot · Initial issue date Dec 21, 2005 · Terminal license date Apr 23, 2010
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 28 dated rows
- License issue eventStuart Rubenstein: Rental landlord or residential registration initially issued
License 843747 · Active
License event. Registration does not prove present operation or storefront occupancy.
- ViolationDEBRIS REMOVE - CONSTR
Case 498190 · Violation 3485785 · Code A-104.1/5 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationWORKMANLIKE- BUILDING CODE
Case 498190 · Violation 3485784 · Code A-104.1/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- PermitMechanical
Permit 586115 · COMPLETED
INSTALL 1 HVAC UNIT WITH DUCTWORK(SFD)
- PermitPlumbing
Permit 585490 · COMPLETED
INSTALL 3 WATER CLOSETS, 4 LAVY SINKS, 1 SHOWERS, 1 BATH TUB, 1 WASHER BOX 1 KITCHEN SINK AND 1 WASHER BOX - IN ACCORDANCE WITH THE PHILADELPHIA PLUMBING CODE 2004 - PA1# 2015-0200375 - "SELF-CERTIFICATION'S ARE NO LONGER PERMITTED" - "ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION
- Recorded transfer$355K transfer
2015
- PermitElectrical
Permit 572310 · COMPLETED
200AMP SERVICE WITH PANEL AND METER SOCKET,40 LIGHTS,25 SWITCHES,40 OUTLETS AND HARDWIRED SMOKE DETECTORS PER 2008 NEC (SFD)
- PermitSuppression
Permit 567991 · COMPLETED
INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1" SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.
- PermitPlumbing
Permit 567105 · COMPLETED
INSTALL NEW PEX & PVC TO MAIN DRAIN, STACK & ALL FIXTURES THAT REQUIRE HOT & COLD WATER, 3-WC, 4-LAVS, 2-TUBS, 1-WASHER BOX & 1-KIT SINK (SFD) NOTE: THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004
- PermitNew construction
Permit 498190 · COMPLETED
FOR THE ERECTION OF AN ATTACHED THREE STORY SINGLE FAMILY DWELLING WITH CELLAR AND ROOF DECK WITH ROOF ACCESS STAIR ENCLOSURE AS PER THE SEALED SUBMITTED PLAN. ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION WORK REQUIRES ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK.
- PermitZoning/use
Permit 489667 · COMPLETED
FOR THE ERECTION OF AN ATTACHED STRUCTURE (MEAN HEIGHT N.T.E. 38'-0") WITH CELLAR, ROOF DECK AND PILOTHOUSE (HEIGHT N.T.E. 10'-0", ONLY TO ENCLOSE ACCESS STAIRS). SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A SINGLE-FAMILY DWELLING.
- InvestigationCSUINITIAL
Case 393614 · PASSED
The cited inspection visit was marked passed.
- ViolationWALL PARTIALLY COLLAPSED
Case 393614 · Violation 2876298 · Code PM-307.1/12 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCSUINITIAL
Case 393614 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- Land recordLand record
2013
- License terminal eventLOUIS DIFRANCO: Vacant Residential Property / Lot landlord or residential registration marked inactive
License 499346 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- ViolationEXT A-VACANT LOT CLEAN/MAINTAI
Case 336075 · Violation 2488978 · Code PM-302.2/4 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationCLIP VIOLATION NOTICE
Case 336075 · Violation 2488977 · Code CP-01 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationCLIP VIOLATION NOTICE
Case 286446 · Violation 2139050 · Code CP-01 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEXT A-VACANT LOT CLEAN/MAINTAI
Case 286446 · Violation 2139051 · Code PM-302.2/4 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- License issue eventLOUIS DIFRANCO: Vacant Residential Property / Lot landlord or residential registration initially issued
License 499346 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventNEAL F RUBIN: Vacant Residential Property / Lot landlord or residential registration marked inactive
License 348043 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- ViolationVACANT LOT STANDARD
Case 232007 · Violation 1654029 · Code PM-306.0/2 · CLOSEDCASE
City marked the case closed; that does not mean the original condition never existed.
- ViolationCLIP VIOLATION NOTICE
Case 232007 · Violation 1654027 · Code CP-01 · CLOSEDCASE
City marked the case closed; that does not mean the original condition never existed.
- ViolationLICENSE - VACANT LOT
Case 232007 · Violation 1654028 · Code CP-102 · CLOSEDCASE
City marked the case closed; that does not mean the original condition never existed.
- ViolationCLIP VIOLATION NOTICE
Case 144246 · Violation 816485 · Code CP-01 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationVACANT LOT KEEP CLEAN GET LIC
Case 144246 · Violation 816486 · Code PM-306.0/91 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- License issue eventNEAL F RUBIN: Vacant Residential Property / Lot landlord or residential registration initially issued
License 348043 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
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 27, 2026, 10:32 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)