2026 assessment
$550K
OPA value, not a listing price
Mixed-use property report
1709 Snyder Ave
3 stories2,496 sqftCMX2built 2024
Property at a glanceApartment building
Individual owner on record
2027 published assessment
$577K
Future roll, not the current tax bill
Location
1700 block of Snyder Ave
ZIP 19145
Neighborhood area
Girard Estate · South Philadelphia
Approximate · based on ZIP 19145
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 $576,500. It is not yet the billed-year tax basis.
- OPA assessment · 2023$95K 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$492K 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$550K 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$550K 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$577K 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 ↗
- Permit · 2022-01-11Interior 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 ↗
- Permit · 2022-03-25Full DemolitionThis permit category usually covers partial or complete removal 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 · 2022-05-18New construction, addition, GFA changeThis 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 · 2022-11-29New 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 · 2023-07-11New 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 · 2024-12-30Change 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 · 2025-01-29Addition 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 ↗
- L&I violation · 2023-11-01DEBRIS REMOVE- 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 ↗
- Inspection · 2023-11-01L&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 · 2024-01-30DEBRIS REMOVE- 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 · 2024-10-08INTERIOR SEPERATIONSA 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 · 2024-10-08L&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 · 2025-04-01PERMZ- OR REMOVE ADVERTISINGA 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 · 2025-08-14POSTING OF 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 · 2025-08-14L&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 · 2025-09-20POSTING OF 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 · 2025-09-20L&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 · 2026-07-14PROHIBITION AGAINST SINGLE-USE PLASTIC BAGSA 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 · 2026-07-14L&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 · 2024-01-31L&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 · 2025-02-03L&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 · 2025-04-02L&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 ↗
- Inspection · 2025-06-03L&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 · 2025-08-11L&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 · 2026-07-15L&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 · 2026-06-24Good Life Convenience 1 Inc: Food Establishment, Retail Permanent Location 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 · 2009-12-24MOHAMMAD A WAHAB: 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 · 2004-03-18MESSINA JOHN (AGT WILLIAN FURIA): 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 · 2012-12-28MESSINA JOHN (AGT WILLIAN FURIA): 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 ↗
Property assessmentAssessmentL&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 record29 events · exact dates, newest first
- InspectionL&I investigation
- L&I violationPROHIBITION AGAINST SINGLE-USE PLASTIC BAGS
- InspectionL&I investigation
- LicenseGood Life Convenience 1 Inc: Food Establishment, Retail Permanent Location business license initially issued
- L&I violationPOSTING OF PERMITS
- InspectionL&I investigation
- L&I violationPOSTING OF PERMITS
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationPERMZ- OR REMOVE ADVERTISING
- InspectionL&I investigation
- PermitAddition and/or Alteration
- PermitChange of Use
- L&I violationINTERIOR SEPERATIONS
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationDEBRIS REMOVE- CONSTRUCTION
- L&I violationDEBRIS REMOVE- CONSTRUCTION
- InspectionL&I investigation
- PermitNew Construction
- PermitNew Construction
- PermitNew construction, addition, GFA change
- PermitFull Demolition
- PermitInterior Non-Load-Bearing Wall Demo.
- LicenseMESSINA JOHN (AGT WILLIAN FURIA): Rental landlord or residential registration marked inactive
- LicenseMOHAMMAD A WAHAB: Rental landlord or residential registration initially issued
- LicenseMESSINA JOHN (AGT WILLIAN FURIA): Rental landlord or residential registration initially issued
Verify the public record
Property tax
$2,618/year estimated property tax
2026 taxable assessment $187,000 × 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 $576,500. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8710001432026 OPA taxes $187,000 of $550,000 assessed. The assessment fields alone do not identify a program, approval date, expiration, or buyer eligibility.
See the assessment math →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
Apartment building, recorded in the City's mixed-use category. The public record and owner trail follow.
What it is
Apartment building
Row Conv/Apt 3 Sty Mason
Owner
Individual owner on record
Individual name redacted
$ / sq ft
$231
assessed value ÷ interior sqft
Corridor
Snyder Avenue/17th-23rd
city commercial corridor
Licensed units
2
active rental license
Interior area
2,496 sqft
Lot size
1,123 sqft
Stories
3
Built
2024
Zoning
CMX2
Block context
1700 block of Snyder Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 1707 Snyder Ave · 1711 Snyder Ave
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.
Good Life Convenience 1 IncActive
Food Establishment, Retail Permanent Location · Initial issue date Jun 24, 2026 · Filed expiration Jun 23, 2027
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
MOHAMMAD A WAHABActive
Rental · Initial issue date Dec 24, 2009 · Filed expiration Feb 28, 2027
MESSINA JOHN (AGT WILLIAN FURIA)Inactive
Rental · Initial issue date Mar 18, 2004 · Terminal license date Dec 28, 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.
Inferred from public records · 2025-07-27 through 2026-07-27
Food and drink at this property
1 possible-opening record signal in this 12-month window. These are classifications, not confirmed announcements.
Inference, not an opening announcement. Possible-opening classifications are inferences from public permit and license records, not confirmed opening announcements. A permit is authorization for a stated scope, not proof that work occurred or finished. A license is an L&I registration, not proof that a business is open or operating. Food and drink uses the seven exact L&I license types already used by BlockReport. The City record does not support a reliable restaurant, bar, and cafe split. License renewals do not create new events. The opening date is the earliest initial issue date for a deduped OPA parcel, normalized business identity, and license type. Sources: L&I building permits and L&I business licenses, data through Jul 27, 2026.
Open every source row 29 dated rows
- InvestigationL&I investigation
Case CF-2026-086930
- ViolationPROHIBITION AGAINST SINGLE-USE PLASTIC BAGS
Case CF-2026-086930 · Violation VI-2026-053080 · Code 9-4902 · SVN ISSUED
Resolution: SVN ISSUED
- InvestigationL&I investigation
Case CF-2026-086930 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventGood Life Convenience 1 Inc: Food Establishment, Retail Permanent Location business license initially issued
License 1011155 · Active
License event. Registration does not prove present operation or storefront occupancy.
- ViolationPOSTING OF PERMITS
Case CF-2025-103447 · Violation VI-2025-073958 · Code A-302.8 · SVN ISSUED
Resolution: SVN ISSUED
- InvestigationL&I investigation
Case CF-2025-103447 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationPOSTING OF PERMITS
Case CF-2025-086119 · Violation VI-2025-061405 · Code A-302.8 · SVN ISSUED
Resolution: SVN ISSUED
- InvestigationL&I investigation
Case CF-2025-086119 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2025-024404 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2025-024404 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2025-024404 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationPERMZ- OR REMOVE ADVERTISING
Case CF-2025-024404 · Violation VI-2025-018434 · Code A-301.1/66 · CLOSED
Resolution: CLOSED - WRITTEN IN ERROR City marked the record closed; open the case for the closing reason.
- InvestigationL&I investigation
Case CF-2024-110454 · PASSED
The cited inspection visit was marked passed.
- PermitAddition and/or Alteration
Permit CP-2024-006438 · Completed
FOR THE LEVEL II INTERIOR ALTERATIONS ON THE BASEMENT/ FIRST FLOOR OF AN EXISTING BUILDING FOR THE USE OF MERCANTILE OCCUPANCY AT THE FIRST FLOOR AND ACCESSORY STORAGE IN THE BASEMENT. ALL WORK TO BE DONE PER APPROVED PLANS. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.
- PermitChange of Use
Permit ZP-2024-011685 · Completed
Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries
- ViolationINTERIOR SEPERATIONS
Case CF-2024-110454 · Violation VI-2024-085043 · Code A-301.1/34 · 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-2024-110454 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2024-007517 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationDEBRIS REMOVE- CONSTRUCTION
Case CF-2024-007517 · Violation VI-2024-006110 · Code A-104.1/5 · SVN ISSUED
Resolution: SVN ISSUED
- ViolationDEBRIS REMOVE- CONSTRUCTION
Case CF-2023-114355 · Violation VI-2023-085961 · Code A-104.1/5 · SVN ISSUED
Resolution: SVN ISSUED
- InvestigationL&I investigation
Case CF-2023-114355 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitNew Construction
Permit MP-2023-002239 · Completed
FOR THE INSTALLATION NEW HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, EXHAUSTS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-004026 FOR ASSOCIATED BUILDING PERMIT.
- PermitNew Construction
Permit CP-2022-004026 · Completed
FOR NEW CONSTRUCTION OF A THREE-STORY WOOD-FRAME ATTACHED STRUCTURE ON REINFORCED CONCRETE FOOTINGS/FOUNDATIONS WITH A ROOF DECK AND A ROOF DECK ACCESS STRUCTURE. FOR USE AS A VACANT COMMERCIAL SPACE SPACE AT THE FIRST FLOOR AND TWO-FAMILY HOUSEHOLD LIVING . BUILDING SHALL BE FULLY SPRINKLERED AS PER NFPA 13 IN THE COMMERCIAL SPACE AND NFPA 13R IN THE RESIDENTIAL PORTION. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. **PROTECTION OF RIGHT-OF-WAY / PEDESTRIANS / ADJACENT PROPERTIES REQUIRED DURING ALL CONSTRUCTION.**ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC.** AMENDED AS OF 12/18/2023 FOR A ADA RAMP ADDITION TO THE FIRST FLOOR PER APPROVED PLANS**IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** FOR AN UPDATE IN SPECIAL INSPECTION DOCUMENTATION**
- PermitNew construction, addition, GFA change
Permit ZP-2022-004402 · Completed
For the erection of an attached structure (w/roof deck and pilot house enclosing access stairs only), size and location as shown on plan/application.
- PermitFull Demolition
Permit ZP-2022-002988 · Completed
FOR A COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT.
- PermitInterior Non-Load-Bearing Wall Demo.
Permit GM-2022-000226 · Expired
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.
- License terminal eventMESSINA JOHN (AGT WILLIAN FURIA): Rental landlord or residential registration marked inactive
License 215966 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventMOHAMMAD A WAHAB: Rental landlord or residential registration initially issued
License 490482 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventMESSINA JOHN (AGT WILLIAN FURIA): Rental landlord or residential registration initially issued
License 215966 · 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
- Imagery: Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 26, 2026, 1:01 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)