2026 assessment
$550K
OPA value, not a listing price
Mixed-use property report
1711 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$477K 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 · 2022-04-04Full 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 · 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 · 2023-10-25New Construction or AdditionsThis 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 · 2020-07-22PLANS 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 · 2020-07-23OUTDOOR DECKA 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 · 2020-07-23L&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 · 2024-01-31DEBRIS 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 · 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 ↗
- L&I violation · 2025-01-27PROJECTING SIGNA 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 · 2025-01-27NEW 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 ↗
- L&I violation · 2025-01-27PERMZ- 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 · 2025-01-27UNAPPROVED USED MATERIALSA 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 · 2025-01-27L&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 · 2020-09-02L&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 ↗
- Inspection · 2023-03-16L&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 ↗
- Inspection · 2025-03-10L&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 ↗
- Inspection · 2025-12-06L&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 · 2026-05-04L&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 · 2026-06-22L&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 ↗
- License · 2014-04-04MOHAMMAD 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 · 2012-09-13CARLYN MESSINA: 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 · 2013-02-28CARLYN MESSINA: 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 · 2009-11-06VINCENT & CARLYN MESSINA: 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 · 2012-08-31VINCENT & CARLYN MESSINA: 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 · 2006-11-09VINCENT HUGHES: 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 · 2008-03-04VINCENT HUGHES: 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 ↗
- Certification · 2026-01-19Fire Alarm CertificationA filed inspection or certification for a regulated building system or component. Check the result, expiration date, and latest filing before treating it as current.What Philadelphia inspections check ↗
- Appeal · 2026-06-24LIRB Violation AppealA 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 assessmentAssessmentL&I violationAppealPermitInspectionLicenseCertification
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
- AppealLIRB Violation Appeal
- InspectionL&I investigation
- InspectionL&I investigation
- CertificationFire Alarm Certification
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationPROJECTING SIGN
- L&I violationNEW ELECTRICAL WIRING
- L&I violationPERMZ- OR REMOVE ADVERTISING
- L&I violationUNAPPROVED USED MATERIALS
- InspectionL&I investigation
- L&I violationDEBRIS REMOVE- CONSTRUCTION
- InspectionL&I investigation
- PermitNew Construction or Additions
- PermitNew Construction
- InspectionL&I investigation
- PermitNew construction, addition, GFA change
- PermitFull Demolition
- InspectionL&I investigation
- L&I violationOUTDOOR DECK
- InspectionL&I investigation
- L&I violationPLANS REQUIRED TO COMPLY
- LicenseMOHAMMAD A WAHAB: Rental landlord or residential registration initially issued
- LicenseCARLYN MESSINA: Rental landlord or residential registration marked inactive
- LicenseCARLYN MESSINA: Rental landlord or residential registration initially issued
- LicenseVINCENT & CARLYN MESSINA: Rental landlord or residential registration marked inactive
- LicenseVINCENT & CARLYN MESSINA: Rental landlord or residential registration initially issued
- LicenseVINCENT HUGHES: Rental landlord or residential registration marked inactive
- LicenseVINCENT HUGHES: 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 8710001422026 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.
4 open violations
What it is
Apartment building
Str/Off+Apt 3 Sty Masonry
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
1,128 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: 1709 Snyder Ave · 1713 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.
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.
MOHAMMAD A WAHABActive
Rental · Initial issue date Apr 4, 2014 · Filed expiration Feb 28, 2027
CARLYN MESSINAInactive
Rental · Initial issue date Sep 13, 2012 · Terminal license date Feb 28, 2013
VINCENT & CARLYN MESSINAInactive
Rental · Initial issue date Nov 6, 2009 · Terminal license date Aug 31, 2012
VINCENT HUGHESInactive
Rental · Initial issue date Nov 9, 2006 · Terminal license date Mar 4, 2008
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 29 dated rows
- AppealLIRB Violation Appeal
Appeal HA-2026-001181 · Closed · Complete
Late Appeals Disagree with violation and/or action
- InvestigationL&I investigation
Case CF-2025-005266 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2025-005266 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- CertificationFire Alarm Certification
Certification BC-2026-001585 · Certified
Expires 2027-01-19
- InvestigationL&I investigation
Case CF-2025-005266 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2025-005266 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationPROJECTING SIGN
Case CF-2025-005266 · Violation VI-2025-004132 · Code A-301.1/22 · CLOSED
Resolution: CLOSED - WRITTEN IN ERROR City marked the record closed; open the case for the closing reason.
- ViolationNEW ELECTRICAL WIRING
Case CF-2025-005266 · Violation VI-2025-004133 · Code A-301.1/50 · CLOSED
Resolution: CLOSED - WRITTEN IN ERROR City marked the record closed; open the case for the closing reason.
- ViolationPERMZ- OR REMOVE ADVERTISING
Case CF-2025-005266 · Violation VI-2025-004134 · Code A-301.1/66 · CLOSED
Resolution: CLOSED - WRITTEN IN ERROR City marked the record closed; open the case for the closing reason.
- ViolationUNAPPROVED USED MATERIALS
Case CF-2025-005266 · Violation VI-2025-004135 · Code A-203.2/1 · CLOSED
Resolution: CLOSED - WRITTEN IN ERROR City marked the record closed; open the case for the closing reason.
- InvestigationL&I investigation
Case CF-2025-005266 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationDEBRIS REMOVE- CONSTRUCTION
Case CF-2024-007514 · Violation VI-2024-006108 · Code A-104.1/5 · SVN ISSUED
Resolution: SVN ISSUED
- InvestigationL&I investigation
Case CF-2024-007514 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitNew Construction or Additions
Permit PP-2023-012394 · Completed
1 INCH DOMESTIC 2 INCH FIRE CONNECT 5 INCH SAN AND CURB TRAP 6 INCH STORM AND CURB TRAP 1 SUMP PUMP 2 LAUNDRY BOX 2 KITCHEN SINK 3 TOILET 3 TUB/SHOWER 3 LAVATORY
- PermitNew Construction
Permit MP-2023-002241 · Completed
FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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.
- InvestigationL&I investigation
Case CF-2020-041539 · PASSED
The cited inspection visit was marked passed.
- PermitNew construction, addition, GFA change
Permit ZP-2022-004406 · Completed
FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE, SIZE AND LOCATION AS SHOWN ON THE PLANS.
- PermitFull Demolition
Permit ZP-2022-002989 · Issued
For the complete demolition of all existing structure(s).
- InvestigationL&I investigation
Case CF-2020-041539 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationOUTDOOR DECK
Case CF-2020-041539 · Violation VI-2020-021931 · Code A-301.1/10 · COMPLIED
Resolution: COMPLIED - OWNER DEMOLITION City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2020-041539 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationPLANS REQUIRED TO COMPLY
Case CF-2020-041539 · Violation VI-2020-021932 · Code A-301.6/1 · COMPLIED
Resolution: COMPLIED - OWNER DEMOLITION City marked this violation complied with; check the resolution date and live case for what was accepted.
- License issue eventMOHAMMAD A WAHAB: Rental landlord or residential registration initially issued
License 624030 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventCARLYN MESSINA: Rental landlord or residential registration marked inactive
License 573521 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventCARLYN MESSINA: Rental landlord or residential registration initially issued
License 573521 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventVINCENT & CARLYN MESSINA: Rental landlord or residential registration marked inactive
License 487388 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventVINCENT & CARLYN MESSINA: Rental landlord or residential registration initially issued
License 487388 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventVINCENT HUGHES: Rental landlord or residential registration marked inactive
License 390939 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventVINCENT HUGHES: Rental landlord or residential registration initially issued
License 390939 · 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)