2026 assessment
$350K
OPA value, not a listing price
Commercial property report
2303 Frankford Ave
3 stories2,592 sqftCMX2built 1875
Property at a glanceCommercial
2303 Frankford Avenue LLC
2027 published assessment
$442K
Future roll, not the current tax bill
Location
2300 block of Frankford Ave
ZIP 19125
Neighborhood area
Fishtown · East Kensington
Approximate · based on ZIP 19125
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 $441,800. It is not yet the billed-year tax basis.
- OPA assessment · 2016$130K 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$130K 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$410K 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$413K 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$413K 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$413K 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$451K 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$451K 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$350K 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$350K 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$442K 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 $375KA 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 · 2015-05-01ZoningThis 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 · 2015-06-25UseThis 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 · 2021-09-09Change 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 · 2021-11-19Addition 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 · 2023-06-08Addition 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 · 2023-11-16Change 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 ↗
- License · 2023-11-16Molto Bene Ravioli Co: 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 ↗
- L&I violation · 2009-08-26OBTAIN LIC INDICATED (Obtain the license identified in the notice)The shorthand does not identify the license type; open the case notice for that detail.How L&I violations and orders work ↗
- Inspection · 2009-08-26BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2010-05-20BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- License · 2025-11-20Andrew Polhemus (Molto Bene Ravioli Co): 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 · 2026-01-14Molto Bene Ravioli Co: Food Establishment, Retail Permanent Location 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 record13 events · exact dates, newest first
- LicenseMolto Bene Ravioli Co: Food Establishment, Retail Permanent Location business license marked inactive
- LicenseAndrew Polhemus (Molto Bene Ravioli Co): Food Establishment, Retail Permanent Location business license initially issued
- PermitChange of Use
- LicenseMolto Bene Ravioli Co: Food Establishment, Retail Permanent Location business license initially issued
- PermitAddition and/or Alteration
- PermitAddition and/or Alteration
- PermitChange of Use
- Deed / saleDeed / sale $375K
- PermitUse
- PermitZoning
- InspectionBC INSP (likely: building-code inspection)
- L&I violationOBTAIN LIC INDICATED (Obtain the license identified in the notice)
- InspectionBC INSP (likely: building-code inspection)
Verify the public record
Property tax
$4,899/year estimated property tax
2026 taxable assessment $350,000 × 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 $441,800. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8820385452026 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
Commercial property
Commercial, recorded in the City's commercial category. The public record and owner trail follow.
What it is
Commercial
Str/Off 3 Sty Masonry
Owner
2303 Frankford Avenue LLC
$ / sq ft
$170
above the $151 median for 7,668 commercial parcels citywide
Corridor
Frankford and Susquehanna
city commercial corridor
Interior area
2,592 sqft
Lot size
1,159 sqft
Stories
3
Built
1875
Zoning
CMX2
Recorded owner
Who's behind it
2303 Frankford Avenue LLC · corporate / LLC owner
• Tax bills mail to 612 Foxfolds Rd, Bryn Mawr PA, 19010 — outside Philadelphia
Block context
2300 block of Frankford Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2301 Frankford Ave · 2305 Frankford Ave
L&I license dates · data through Jul 24, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
Andrew Polhemus (Molto Bene Ravioli Co)Active
Food Establishment, Retail Permanent Location · Initial issue date Nov 20, 2025 · Filed expiration Nov 19, 2026
Molto Bene Ravioli CoInactive
Food Establishment, Retail Permanent Location · Initial issue date Nov 16, 2023 · Terminal license date Jan 14, 2026
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 · 2025-07-29 through 2026-07-29
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 29, 2026.
Open every source row 13 dated rows
- License terminal eventMolto Bene Ravioli Co: Food Establishment, Retail Permanent Location business license marked inactive
License 938105 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventAndrew Polhemus (Molto Bene Ravioli Co): Food Establishment, Retail Permanent Location business license initially issued
License 0993986 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2023-012275 · Issued
Retail Sales - Food, Beverages, and Groceries
- License issue eventMolto Bene Ravioli Co: Food Establishment, Retail Permanent Location business license initially issued
License 938105 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitAddition and/or Alteration
Permit CP-2023-003016 · Completed
FOR LEVEL II ALTERATIONS TO CREATE INTERIOR EXIT STAIRWAY, STAIRS, PARTITIONS, FIXTURES, FINSIHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR USE/OCCUPANCY AND ANY ADDITIONAL INTERIOR ALTERATIONS NOT SPECIFIED ON PLANS.
- PermitAddition and/or Alteration
Permit CP-2021-004597 · Expired
FOR LEVEL III ALTERATION WITH PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE A VACANT COMMERCIAL USE AS PERMITTED IN THE DISTRICT (USE REGISTRATION AND FITOUT PERMITS REQUIRED PRIOR TO OCCUPANCY) FOR TWO (2) DWELLING UNITS ABOVE IN AN EXISTING STRUCTURE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. ASBESTOS TO BE REMOVED PRIOR TO START OF WORK.
- PermitChange of Use
Permit ZP-2021-010409 · Issued
Vacant; Residential - Household Living - Two-Family
- Recorded transfer$375K transfer
2021
- PermitUse
Permit 618835 · COMPLETED
FOR AN EXISTING FINANCIAL INSTITUTE
- PermitZoning
Permit 593784 · COMPLETED
FOR THE LOT ADJUSTMENT TO CREATE TWO(2) LOTS ( PARCEL'C' AND PARCEL 'D') FROM ONE(2) OPA ACCOUNTS ( 2302 COLLINS STREET AND 2303 FRANKFORD AVE) SIZE AND LOCATION AS SHOWN IN THE APPLICATION.
- InvestigationBC INSP (likely: building-code inspection)
Case 216707 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- ViolationOBTAIN LIC INDICATED (Obtain the license identified in the notice)
Case 216707 · Violation 1486387 · Code LO-1 · CLOSEDCASE
The shorthand does not identify the license type; open the case notice for that detail. City marked the case closed; that does not mean the original condition never existed.
- InvestigationBC INSP (likely: building-code inspection)
Case 216707 · 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 25, 2026, 1:48 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)