2026 assessment
$209K
OPA value, not a listing price
Mixed-use property report
1322 S 21st St
1,596 sqftCMX2built 1923
Property at a glanceMixed-use
Harrys Food Service LLC
2027 published assessment
$222K
Future roll, not the current tax bill
Location
1300 block of S 21st St
ZIP 19146
Neighborhood area
Graduate Hospital · Point Breeze
Approximate · based on ZIP 19146
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 $221,800. It is not yet the billed-year tax basis.
- OPA assessment · 2016$104K 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$104K 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$129K 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$132K 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$134K 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$134K 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$134K 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$185K 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$185K 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$209K 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$209K 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$222K 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 $155KA 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 · 2016-09-21PlumbingThis 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 · 2024-02-16Interior Non-Load-Bearing Wall Demo.This 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 ↗
- Inspection · 2024-02-16L&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 ↗
- Permit · 2025-02-24Addition and/or AlterationThis 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 · 2025-05-24Addition and/or AlterationsThis 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 · 2025-06-24Addition and/or AlterationThis 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 · 2025-07-15Change of 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 · 2025-07-16AlterationsThis 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 · 2025-09-11AlterationsThis 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 · 2012-11-21EXT S-WINDOW REPAIR/MAINTAIN (Repair or maintain exterior windows)Repair or maintain exterior windowsHow L&I violations and orders work ↗
- Inspection · 2012-11-21HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- L&I violation · 2016-09-03LIC MUST BE AVAIL FOR INSPA 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 · 2016-09-03PERMP- ALTER/REPAIR/REPL PLUMBA 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 · 2016-09-03PERMP- INST SANITARY PIPE SYSA 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 · 2016-09-03BP_BLDGA 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 · 2024-01-10INTERIOR DEMOLITIONA 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 · 2024-01-10ALTER ELECTRICAL WIRINGA 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 · 2024-01-10L&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 · 2025-08-12WORK NOT ACCORDING TO PLANSA 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 · 2025-08-12L&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 · 2006-02-07BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2006-08-02BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2013-01-02HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2016-09-22BP_BLDGA 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 · 2025-09-16L&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 · 2020-12-17Tridung Tran: 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 · 2022-02-14Tridung Tran: 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 · 2013-05-23TRI TRAN & NGUYET HANG VO (TRAN'S JEWELERS): Precious Metal Dealer business license 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 · 2020-02-29TRI TRAN & NGUYET HANG VO (TRAN'S JEWELERS): Precious Metal Dealer business license 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 ↗
Property assessmentAssessmentDeed / saleL&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 record30 events · exact dates, newest first
- InspectionL&I investigation
- PermitAlterations
- L&I violationWORK NOT ACCORDING TO PLANS
- InspectionL&I investigation
- PermitAlterations
- PermitChange of Use
- PermitAddition and/or Alteration
- PermitAddition and/or Alterations
- PermitAddition and/or Alteration
- PermitInterior Non-Load-Bearing Wall Demo.
- InspectionL&I investigation
- L&I violationINTERIOR DEMOLITION
- L&I violationALTER ELECTRICAL WIRING
- InspectionL&I investigation
- Deed / saleDeed / sale $155K
- LicenseTridung Tran: Vacant Residential Property / Lot landlord or residential registration marked inactive
- LicenseTridung Tran: Vacant Residential Property / Lot landlord or residential registration initially issued
- LicenseTRI TRAN & NGUYET HANG VO (TRAN'S JEWELERS): Precious Metal Dealer business license marked inactive
- InspectionBP_BLDG
- PermitPlumbing
- L&I violationLIC MUST BE AVAIL FOR INSP
- L&I violationPERMP- ALTER/REPAIR/REPL PLUMB
- L&I violationPERMP- INST SANITARY PIPE SYS
- InspectionBP_BLDG
- LicenseTRI TRAN & NGUYET HANG VO (TRAN'S JEWELERS): Precious Metal Dealer business license initially issued
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationEXT S-WINDOW REPAIR/MAINTAIN (Repair or maintain exterior windows)
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- InspectionBC INSP (likely: building-code inspection)
- InspectionBC INSP (likely: building-code inspection)
Verify the public record
Property tax
$2,919/year estimated property tax
2026 taxable assessment $208,500 × 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 $221,800. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8715482602026 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 W/Off Str 2 Sty Mason
Owner
Harrys Food Service LLC
$ / sq ft
$139
assessed value ÷ interior sqft
Corridor
Point Breeze Avenue
city commercial corridor
Interior area
1,596 sqft
Lot size
1,184 sqft
Built
1923
Zoning
CMX2
Recorded owner
Who's behind it
Harrys Food Service LLC · corporate / LLC owner
• Tax bills mail to 2445 Carpenter St, Philadelphia PA, 19144
Block context
1300 block of S 21st St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 1320 S 21st St · 1324 S 21st 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.
TRI TRAN & NGUYET HANG VO (TRAN'S JEWELERS)Inactive
Precious Metal Dealer · Initial issue date May 23, 2013 · Terminal license date Feb 29, 2020
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
Tridung TranInactive
Vacant Residential Property / Lot · Initial issue date Dec 17, 2020 · Terminal license date Feb 14, 2022
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 30 dated rows
- InvestigationL&I investigation
Case CF-2025-085178 · PASSED
The cited inspection visit was marked passed.
- PermitAlterations
Permit PP-2025-010515 · Completed
3/4 WATER SERVICE
- ViolationWORK NOT ACCORDING TO PLANS
Case CF-2025-085178 · Violation VI-2025-060664 · Code A-302.10/2 · 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-2025-085178 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitAlterations
Permit PP-2025-008571 · Completed
Running new plumbing for 1 full bathroom, 1 kitchen sink, 1 ada restroom and 2 water heater
- PermitChange of Use
Permit ZP-2025-007094 · Issued
Eating and Drinking Establishments - Sit-Down Restaurant
- PermitAddition and/or Alteration
Permit EP-2025-003237 · Completed
INSTALL 400- AMP 3- GAMG METER SOCKET AND SUB PANELS AND SUB FEEDERS AND GROUNDING SYSTEM. INSTALL NEW WIRING THROUGH THE COMMON AREAS AND REWIRE THROUGH OUT COMMERCIAL AREA AND DWELLING UNIT INSTALL LIGHTING FIXTURES AND OUTLETS , SWITCHES EMERGENCY LIGHTING AND PROVID POWER FOR HVAC EQUIPMENT AND INSTALL A NEW FIRE ALARM SYSTEM THROUGH OUT AS PER 2017 NEC & 2016 NFPA-72
- PermitAddition and/or Alterations
Permit MP-2025-002764 · Completed
FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. **IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.**
- PermitAddition and/or Alteration
Permit CP-2024-005919 · Completed
FOR LEVEL II ALTERATIONS TO AN EXISTING MIXED USE BUILDING FOR USE AS A MERCANTILE (M) OCCUPANCY ON THE FIRST FLOOR, WITH ONE DWELLING UNIT (R-3 OCCUPANCY) ON THE SECOND FLOOR. NO CHANGE IN USE OR OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.
- PermitInterior Non-Load-Bearing Wall Demo.
Permit GM-2024-001465 · Completed
For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work.
- InvestigationL&I investigation
Case CF-2024-002668 · PASSED
The cited inspection visit was marked passed.
- ViolationINTERIOR DEMOLITION
Case CF-2024-002668 · Violation VI-2024-002391 · Code A-301.1/7 · CLOSED
Resolution: CLOSED - ADMINISTRATIVELY City marked the record closed; open the case for the closing reason.
- ViolationALTER ELECTRICAL WIRING
Case CF-2024-002668 · Violation VI-2024-002392 · Code A-301.1/51 · CLOSED
Resolution: CLOSED - ADMINISTRATIVELY City marked the record closed; open the case for the closing reason.
- InvestigationL&I investigation
Case CF-2024-002668 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- Recorded transfer$155K transfer
2024
- License terminal eventTridung Tran: Vacant Residential Property / Lot landlord or residential registration marked inactive
License 857618 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventTridung Tran: Vacant Residential Property / Lot landlord or residential registration initially issued
License 857618 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventTRI TRAN & NGUYET HANG VO (TRAN'S JEWELERS): Precious Metal Dealer business license marked inactive
License 594486 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationBP_BLDG
Case 553658 · PASSED
The cited inspection visit was marked passed.
- PermitPlumbing
Permit 723538 · COMPLETED
INSTALL NEW CURB TRAP AND FAI-PA1#20162431176-"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED" - "ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"
- ViolationLIC MUST BE AVAIL FOR INSP
Case 553658 · Violation 4071698 · Code A-302.8/31 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERMP- ALTER/REPAIR/REPL PLUMB
Case 553658 · Violation 4071696 · Code A-301.1/55 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERMP- INST SANITARY PIPE SYS
Case 553658 · Violation 4071697 · Code A-301.1/56 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBP_BLDG
Case 553658 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventTRI TRAN & NGUYET HANG VO (TRAN'S JEWELERS): Precious Metal Dealer business license initially issued
License 594486 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 360486 · PASSED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked passed.
- ViolationEXT S-WINDOW REPAIR/MAINTAIN (Repair or maintain exterior windows)
Case 360486 · Violation 2647134 · Code PM-304.8/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 360486 · FAILED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationBC INSP (likely: building-code inspection)
Case 51298 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- InvestigationBC INSP (likely: building-code inspection)
Case 51298 · FAILED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
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
- Imagery: Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 26, 2026, 4:32 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)