2026 assessment
$388K
OPA value, not a listing price
House report
1939 S 21st St
3 bd2 ba2 stories1,482 sqftRM1built 1920
Property at a glanceHouse
Entity-held
ZIP 19145 area
Girard Estate · South Philadelphia
1900 block of S 21st St
Open L&I record
Open City history ↗2 violation rows marked OPEN in 1 active case
The actual City titles, code sections, case posture, and latest recorded inspections are shown here instead of only an aggregate count.
Case CF-2026-082324
IN VIOLATIONNotice Of Violation
- Plumbing Systems- Sanitary Maintenance
PM15-506.2 - Unfit Structure
PM15-109.1
OPEN is the status in the fetched L&I file, not a new inspection by BlockReport. Read the notice for the cited condition and required correction, then verify the live case with L&I.
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$77K 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$77K 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$77K 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$101K 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$108K 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$108K 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$108K 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$186K 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$186K 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$388K 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$388K 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$416K 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 · 2021Deed / sale $132KA 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 ↗
- Deed / sale · 2022Deed / sale $370KA 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 · 2008-06-02AlterationThis 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 · 2021-08-18Addition 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 · 2021-09-09Addition 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 · 2021-09-15Addition 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 · 2021-09-29AlterationsThis 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 · 2026-07-08PLUMBING SYSTEMS- SANITARY MAINTENANCEA 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 · 2026-07-08UNFIT STRUCTUREA 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 · 2026-07-07L&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 · 2026-07-09L&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 ↗
- License · 2026-01-14J'nez Thomas: 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 ↗
Property assessmentBlock median & rangeZIP 19145 (Girard Estate · South Philadelphia) medianAssessmentDeed / 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 record12 events · exact dates, newest first
- InspectionL&I investigation
- L&I violationPLUMBING SYSTEMS- SANITARY MAINTENANCE
- L&I violationUNFIT STRUCTURE
- InspectionL&I investigation
- LicenseJ'nez Thomas: Rental landlord or residential registration initially issued
- Deed / saleDeed / sale $370K
- PermitAlterations
- PermitAddition and/or Alteration
- PermitAddition and/or Alteration
- PermitAddition and/or Alterations
- Deed / saleDeed / sale $132K
- PermitAlteration
Flags: material assessment exemption; legal basis and term unverified · active rental license · 2 L&I violation rows marked OPEN · historical tax ledger through 2016 recorded $4K with a lien entry. Informational only. Not investment advice or a consumer report (FCRA).
Verify the public record
Property tax
$1,307/year estimated property tax
2026 taxable assessment $93,373 × 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 $416,000. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 4813631002026 OPA taxes $93,373 of $388,400 assessed. The assessment fields alone do not identify a program, approval date, expiration, or buyer eligibility.
See the assessment math →Historical delinquency sources Record found
This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.
A separate historical parcel ledger ending in 2016 records $4,479.86 and a lien entry. It is shown as historical context only.
2012$946.72 total · $275.52 principal · $201.00 interest · $61.71 penalty2013$1,333.00 total · $913.32 principal · $260.30 interest · $63.93 penalty2014$1,666.45 total · $1,174.24 principal · $228.98 interest · $82.20 penalty2015$276.49 total · $148.21 principal · $15.56 interest · $10.37 penalty2016$257.20 total · $152.14 principal · $2.28 interest · $1.52 penalty
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
The assessment exemption gap
OPA's 2026 roll shows a partial assessment exemption. The annual difference is measurable; the reason for it and what happens after a sale are not established here.
$93,373 taxable basis
Difference to verify+$4,130/year
$388,400 scenario basis
The assessment roll does not identify
- Legal basis or program
- Approval or expiration date
- Treatment after a sale
- Current Tax Center balance
Show the assessment math
2026: ($388,400 assessed − $295,027 exempt) × 1.3998% ≈ $1,307/year
Full-assessment scenario: $388,400 × 1.3998% ≈ $5,437/year
Do not treat the full-assessment scenario as inevitable or assume the current relief transfers. Obtain the approval history and verify the live Tax Center account before relying on either number.
The property, on paper
OPA physical field record.
Bedrooms
3
Bathrooms
2
Stories
2
Interior
1,482 sqft
livable area
Lot
1,264 sqft
Basement
Full, finished
city code A
Heat
Forced hot air
city code A
Central air
Yes
Exterior condition
New / rehabbed
city code 2
New / rehabbed
Interior condition
New / rehabbed
city code 2
New / rehabbed
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.
Recorded owner
Who's behind it
Hfpi, LLC · corporate / LLC owner
• Tax bills mail to 530 Walnut St - Suite 480, Philadelphia PA, 19106
• Holds an active rental license for this address
Block context
1900 block of S 21st St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 1937 S 21st St · 1941 S 21st St
L&I license dates · data through Jul 28, 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 28, 2026.
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
J'nez ThomasActive
Rental · Initial issue date Jan 14, 2026 · Filed expiration Jan 13, 2027
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 12 dated rows
- InvestigationL&I investigation
Case CF-2026-082324 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationPLUMBING SYSTEMS- SANITARY MAINTENANCE
Case CF-2026-082324 · Violation VI-2026-051314 · Code PM15-506.2 · OPEN
The individual violation row was marked open in the assembled City file; verify the live notice and any later inspection.
- ViolationUNFIT STRUCTURE
Case CF-2026-082324 · Violation VI-2026-051318 · Code PM15-109.1 · OPEN
The individual violation row was marked open in the assembled City file; verify the live notice and any later inspection.
- InvestigationL&I investigation
Case CF-2026-082324 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventJ'nez Thomas: Rental landlord or residential registration initially issued
License 0997434 · Active
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$370K transfer
2022
- PermitAlterations
Permit PP-2021-017841 · Expired
1.5 bath 1 kitchen 1 laundry rough in
- PermitAddition and/or Alteration
Permit EP-2021-008173 · Completed
Installation of new 200 amp service with meter socket and panel and rewire the entire house as per 2014 NEC.
- PermitAddition and/or Alteration
Permit RP-2021-010569 · Expired
Complete renovation and rear yard deck.
- PermitAddition and/or Alterations
Permit MP-2021-004878 · Expired
installation a 2ton unit with 72k btu with 8 registers/defuser
- Recorded transfer$132K transfer
2021
- PermitAlteration
Permit 155520 · COMPLETED
ROOF RECOVERING, BUILT-UP (SFD)
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 29, 2026, 8:37 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)