2026 assessment
$20M
OPA value, not a listing price
Industrial property report
2401 Locust St
46,048 sqftICMXbuilt 1925
Property at a glanceIndustrial building
Crco Phil Limited Partner
2027 published assessment
$22M
Future roll, not the current tax bill
Location
2400 block of Locust St
ZIP 19103
Neighborhood area
Rittenhouse · Logan Square
Approximate · based on ZIP 19103
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 $22,100,000. It is not yet the billed-year tax basis.
- OPA assessment · 2016$5.7M 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$5.7M 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$17M 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$17M 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$17M 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$17M 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$17M 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$18M 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$18M 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$20M 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$20M 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$22M 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 · 2013-01-11Major alterationA broad legacy permit work category for a substantial building alteration. It can include changed layouts, partitions, fixtures, finishes, structural work, or occupancy-related work, but only the approved scope and plans say what this permit actually authorized; separate trade permits may be required.What Philadelphia building permits can cover ↗
- Permit · 2013-01-29New 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 · 2013-05-29ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2013-05-29ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2013-12-31New 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 · 2014-05-02ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2020-10-08Addition 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 · 2021-07-28Addition 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 · 2024-03-06Addition 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 · 2026-05-05Addition 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 · 2008-11-12ANNUAL CERT STANDBY/EMERG LITEA 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 · 2008-11-12VIOL C&I MESSAGEA 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 · 2008-11-12CI INSPA 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 · 2012-04-03VIOL C&I MESSAGEA 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 · 2012-04-03ANNUAL CERT FIRE SUPP INCOMPLA 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 · 2012-04-03FIRE SUPPRESS DEFECTIVEA 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 · 2012-04-03CI INSPA 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 · 2013-02-26ANNUAL CERT FIRE SUPPA 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 · 2013-02-26VIOL C&I MESSAGEA 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 · 2013-02-26CI INSPA 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 · 2024-10-08WALKWAY NOT PROVIDEDA 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 ↗
- Inspection · 2008-11-20CI INSPA 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 · 2009-02-12CI INSPA 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 · 2012-04-10CI INSPA 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 · 2013-04-12CI INSPA 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 · 2011-09-12CRCO PHIL LIMITED PARTNERSHIP: Dumpster License - Public ROW L&I license filing 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 · 2012-03-31CRCO PHIL LIMITED PARTNERSHIP: Dumpster License - Public ROW L&I license filing 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 record28 events · exact dates, newest first
- PermitAddition and/or Alteration
- L&I violationWALKWAY NOT PROVIDED
- InspectionL&I investigation
- PermitAddition and/or Alteration
- PermitAddition and/or Alterations
- PermitAddition and/or Alteration
- PermitElectrical
- PermitNew Construction
- PermitElectrical
- PermitElectrical
- InspectionCI INSP
- L&I violationANNUAL CERT FIRE SUPP
- L&I violationVIOL C&I MESSAGE
- InspectionCI INSP
- PermitNew Construction
- PermitMajor alteration
- InspectionCI INSP
- L&I violationVIOL C&I MESSAGE
- L&I violationANNUAL CERT FIRE SUPP INCOMPL
- L&I violationFIRE SUPPRESS DEFECTIVE
- InspectionCI INSP
- LicenseCRCO PHIL LIMITED PARTNERSHIP: Dumpster License - Public ROW L&I license filing marked inactive
- LicenseCRCO PHIL LIMITED PARTNERSHIP: Dumpster License - Public ROW L&I license filing initially issued
- InspectionCI INSP
- InspectionCI INSP
- L&I violationANNUAL CERT STANDBY/EMERG LITE
- L&I violationVIOL C&I MESSAGE
- InspectionCI INSP
Verify the public record
Property tax
$281,168/year estimated property tax
2026 taxable assessment $20,086,300 × 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 $22,100,000. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8749000102026 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
Industrial property
Industrial building, recorded in the City's industrial category. The public record and owner trail follow.
What it is
Industrial building
Ind Warehouse Masonry
Owner
Crco Phil Limited Partner
$ / sq ft
$480
above the $70 median for 3,574 industrial parcels citywide
Corridor
23rd and Walnut
city commercial corridor
Interior area
46,048 sqft
Lot size
12,413 sqft
Built
1925
Zoning
ICMX
Recorded owner
Who's behind it
Crco Phil Limited Partner · corporate / LLC owner
• Tax bills mail to 14 Fairmount Ave, Chatham NJ, 07928 — outside Philadelphia
Block context
2400 block of Locust St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2429-41 Locust St · 2429-41 Locust St
L&I license dates · data through Jul 10, 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 10, 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.
Open every source row 28 dated rows
- PermitAddition and/or Alteration
Permit EP-2026-003692 · Issued
Replace existing Automatic Transfer Switch serving the Verizon Business suites within this building, with a new unit as per 2017 NEC.
- ViolationWALKWAY NOT PROVIDED
Case CF-2024-110210 · Violation VI-2024-084913 · Code B-3306.2 · SVN ISSUED
Resolution: SVN ISSUED
- InvestigationL&I investigation
Case CF-2024-110210 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitAddition and/or Alteration
Permit EP-2024-001361 · Completed
The complete scope of work is on page WC-0.0 of the plans (attached). 1. THIS DOCUMENT INDICATES THE DETAILED DESIGN TO REPLACE A DAMAGED 3000A BUSWAY BETWEEN THE VZ ATS LOCATED ON THE ROOF AND THE VZ MAIN DISTRIBUTION SWITCHBOARD ON THE 3RD FLOOR. THE DAMAGED BUSWAY WILL BE REPLACED ENTIRELY WITH A NEW 1600A CIRCUIT, WIRE IN CONDUIT. THIS NEW 1600A CIRCUIT WILL SERVE ALL LOADS ON THE VZ ELECTRICAL SYSTEM VIA SWITCHBOARD "DB-1" EXCEPT FOR THE VZ ELECTRICAL PANELS ON THE ROOF WHICH SHALL REMAIN TAPPED FROM THE EXISTING VZ ATS LOAD BUS. 2. TO FACILITATE INSTALLATION OF THE NEW 1600A CIRCUIT WITHOUT COMPROMISING SITE OPERATIONS, NEW TEMPORARY POWER DISTRIBUTION EQUIPMENT WILL BE INSTALLED AT THIS FACILITY. NEW TEMPORARY POWER DISTRIBUTION EQUIPMENT SHALL INCLUDE A NEW 1200A TEMPORARY GENERATOR CONNECTION BOX WITH OVERCURRENT PROTECTION AND A NEW DUAL-FEED 1200A DISTRIBUTION PANEL DESIGNATED PANEL "E". THIS NEW EQUIPMENT SHALL REMAIN FOR FUTURE USE AS AN ALTERNATE EMERGENCY POWER SOURCE FOR THE VERIZON SYSTEM, SHOULD THE NEED ARISE. THUS, A NEW 1200A CIRCUIT CONNECTING PANEL "E" TO SWITCHBOARD "DB-1" SHALL BE PROVIDED FOR FUTURE USE. THIS NEW CIRCUIT WILL BE TERMINATED AT AN EXISTING BREAKER IN "DB-1", ALLOWING PANEL "E" TO BACKFEED SWITCHBOARD "DB-1". 3. CONNECTION OF CIRCUITS TO BOTH THE EXISTING ATS AND SWITCHBOARD "DB-1" WILL NEED TO BE PERFORMED UNDER GOVERNANCE OF AN APPROVED MOP. PREP WORK FOR THIS MOP WILL INCLUDE INSTALLATION OF THE NEW WIRE IN CONDUIT WITH WIRE COILED FOR FINAL TERMINATION DURING THE MOP. PREP WORK SHALL ALSO INCLUDE INSTALLATION OF ALL NEW TEMPORARY POWER DISTRIBUTION EQUIPMENT AND TEMPORARY CIRCUITS FOR THE MOP. DURING THE MOP, PANEL "E" SHALL BE ENERGIZED BY A TEMPORARY CIRCUIT FROM THE EXISTING VZ STANDBY GENERATOR, WITH A TEMPORARY GENERATOR CONNECTED AS A BACKUP SOURCE. POWER SUPPLY TO SWITCHBOARDS "DP-2", "DP-3", AND PANEL "HA" SHALL BE TRANSFERRED TO TEMPORARY CIRCUITS FROM PANEL "E". THE VZ ATS WILL THEN BE DE-ENERGIZED AND
- PermitAddition and/or Alterations
Permit MP-2021-004469 · Expired
For the installation of mechanical work as per approved plan.
- PermitAddition and/or Alteration
Permit EP-2020-005561 · Completed
Upgrade fire alarm coverage in portions of the 2nd and 3rd and 4th floors. Provide VESDA detectors on the 2nd & 3rd floor and interface existing CRAC units with the new 2nd Fl FA Panel to facilitate fan shutdowns as per APPROVED DRAWINGS -2016 nfpa72. Amendment: Remove unneccessary detectors on the 4th floor
- PermitElectrical
Permit 524384 · COMPLETED
UPGRADING TO A NEW ACCESS CONTROL SYSTEM,REUSING EXISTING RACEWAY TO PULL WIRE TO 6 EXISTING ACCESS CONTROL DOORS,ADDING ONE ADDITIONAL ACCESS CONTROL DOOR AND 1 CAMERA AT EACH DOOR. INSTALLATION TO COMPLY WITH ARTICLES 300.31 & 725 OF THE 2008 NEC.
- PermitNew Construction
Permit 513703 · Issued
REPLACE 21 LIGHT FIXTURES AND WIRE TWO AIR CONDITIONER PER 2008 NEC (TELEPHONE EXCHANGE FACILITY)
- PermitElectrical
Permit 474113 · COMPLETED
INSTALL 4 LS-30 RECEPTACLES INSTALL 2 L6-30 RECETACLES INSTALL CUSTOMERS 20 KW UPS 120/240 1 PHASE PER 2008 NEC(TELEPHONE EXCHANGE FACILITY)
- PermitElectrical
Permit 474111 · COMPLETED
INSTALL 5-20 RECEPTACLES EXTEND 2" EMT FOR TELEPHONE & FIBER, INSTALL EMON KWH METER INSTALL 150AMP SUB PANEL AND INSTALL CUSTOMER UPS PER 2008 NEC
- InvestigationCI INSP
Case 370770 · PASSED
The cited inspection visit was marked passed.
- ViolationANNUAL CERT FIRE SUPP
Case 370770 · Violation 2726534 · Code FC-915.1/4 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationVIOL C&I MESSAGE
Case 370770 · Violation 2726533 · Code A-000.0/10 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 370770 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitNew Construction
Permit 450588 · Expired
ADD 8 L5-30 RECEPTS TO PANEL, 1-50A 180V CKT FOR NEW AV UNIT POWERED FROM HP PANEL. ALL WORK DONE IN ACCORDANCE WITH 2008 NEC(COMMERCIAL)(CC DIST)
- PermitMajor alteration
Permit 443178 · COMPLETED
REMOVE EXISTING CHAIN LINK FENCE. INSTALLATION OF A NON LOADING BEARING PARTITION WALLS. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS.
- InvestigationCI INSP
Case 322221 · PASSED
The cited inspection visit was marked passed.
- ViolationVIOL C&I MESSAGE
Case 322221 · Violation 2403527 · Code A-000.0/10 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationANNUAL CERT FIRE SUPP INCOMPL
Case 322221 · Violation 2403528 · Code FC-915.1/6 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE SUPPRESS DEFECTIVE
Case 322221 · Violation 2403529 · Code PM-605.2/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 322221 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License terminal eventCRCO PHIL LIMITED PARTNERSHIP: Dumpster License - Public ROW L&I license filing marked inactive
License 542239 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventCRCO PHIL LIMITED PARTNERSHIP: Dumpster License - Public ROW L&I license filing initially issued
License 542239 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationCI INSP
Case 185185 · PASSED
The cited inspection visit was marked passed.
- InvestigationCI INSP
Case 185185 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationANNUAL CERT STANDBY/EMERG LITE
Case 185185 · Violation 1174014 · Code FC-914.1/5 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationVIOL C&I MESSAGE
Case 185185 · Violation 1174013 · Code A-000.0/10 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 185185 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
Unavailable when this report assembled: certifications. Unavailable does not mean no record.
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 20, 2026, 6:06 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: unavailable. “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)