2026 assessment
$946K
OPA value, not a listing price
Property report
2402 Spruce St
3 stories3,294 sqftRM1built 1910
Property at a glanceApartment building
2402 Spruce LLC
2027 published assessment
$922K
Future roll, not the current tax bill
Location
2400 block of Spruce 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 $921,800. It is not yet the billed-year tax basis.
- OPA assessment · 2016$708K 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$708K 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$562K 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$579K 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$583K 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$583K 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$583K 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$907K 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$907K 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$946K 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$946K 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$922K 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 · 2017Deed / sale $12MA 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 · 2019Deed / sale $1.2MA 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 · 2007-10-12AlterationThis 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 · 2024-09-20Wall Covering ReplacementThis 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 ↗
- Appeal · 2024-09-20ZBA Permit Denial - VarianceA 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 ↗
- L&I violation · 2016-03-29ANNUAL CERT FIRE ALARMA 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 · 2016-03-29FA-INSTALL BOXA 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 · 2016-03-29EGRESS-INT CLEAR OBSTRUCTIONA 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 · 2016-03-29VIOL 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 · 2016-03-29CI 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 · 2021-01-25CERTIFICATIONA 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 · 2021-01-25RENTAL LICENSE MULTI FAMILY (R2)A 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 · 2021-01-25L&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 · 2024-08-08ALTER EXTERIOR PORTIONA 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 · 2024-08-08UNAPPROVED 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 · 2024-08-08L&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 · 2016-05-03CI 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 ↗
- Inspection · 2016-05-31CI 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 · 2021-03-01L&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 ↗
- Inspection · 2021-04-05L&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 · 2024-10-01L&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 ↗
- License · 2020-01-072402 SPRUCE ST LLC: 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 · 2017-07-17Rittenhouse Portfolio Associates, LLC: 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 · 2020-07-16Rittenhouse Portfolio Associates, LLC: Rental landlord or residential registration marked closedA 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 · 2007-03-27ROY & MARY ENG (SIGNATURE INVESTMENT REALTY): 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 · 2018-04-29ROY & MARY ENG (SIGNATURE INVESTMENT REALTY): 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 · 2023-03-01Fire 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 ↗
- Certification · 2024-03-12Fire 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 ↗
- Certification · 2025-04-01Fire 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 ↗
- Certification · 2026-04-02Fire 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 · 2025-07-30LIRB 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 assessmentAssessmentDeed / saleL&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 record31 events · exact dates, newest first
- CertificationFire Alarm Certification
- AppealLIRB Violation Appeal
- CertificationFire Alarm Certification
- InspectionL&I investigation
- PermitWall Covering Replacement
- AppealZBA Permit Denial - Variance
- L&I violationALTER EXTERIOR PORTION
- L&I violationUNAPPROVED USED MATERIALS
- InspectionL&I investigation
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationCERTIFICATION
- L&I violationRENTAL LICENSE MULTI FAMILY (R2)
- InspectionL&I investigation
- LicenseRittenhouse Portfolio Associates, LLC: Rental landlord or residential registration marked closed
- License2402 SPRUCE ST LLC: Rental landlord or residential registration initially issued
- Deed / saleDeed / sale $1.2M
- LicenseROY & MARY ENG (SIGNATURE INVESTMENT REALTY): Rental landlord or residential registration marked inactive
- LicenseRittenhouse Portfolio Associates, LLC: Rental landlord or residential registration initially issued
- Deed / saleDeed / sale $12M
- InspectionCI INSP
- InspectionCI INSP
- L&I violationANNUAL CERT FIRE ALARM
- L&I violationFA-INSTALL BOX
- L&I violationEGRESS-INT CLEAR OBSTRUCTION
- L&I violationVIOL C&I MESSAGE
- InspectionCI INSP
- PermitAlteration
- LicenseROY & MARY ENG (SIGNATURE INVESTMENT REALTY): Rental landlord or residential registration initially issued
Verify the public record
Property tax
$13,246/year estimated property tax
2026 taxable assessment $946,300 × 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 $921,800. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8815263002026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
$11,798.08 was recorded for this parcel in Philadelphia's June 2022 delinquency snapshot for 2021. That amount may have been paid, reduced, or increased since; it is not a current payoff figure.
$9,386.56 principal$492.80 interest$563.19 penalty$1,355.53 other charges
The snapshot’s 2022 context used $583,100 total assessment, $583,100 taxable, and $0 exempt/abated. Those historical fields can differ from today’s OPA exemption status.
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
Property report
Commercial property
Apartment building, recorded in the City's multi-family category. The public record and owner trail follow.
$12K · Jun 2022 delinquency snapshot
What it is
Apartment building
Apts 5-50 Units Masonry
Owner
2402 Spruce LLC
$ / sq ft
$280
assessed value ÷ interior sqft
Licensed units
6
active rental license
Interior area
3,294 sqft
Lot size
1,360 sqft
Stories
3
Built
1910
Zoning
RM1
Recorded owner
Who's behind it
2402 Spruce LLC · corporate / LLC owner
• Tax bills mail to 1500 Market St 12th Flr E, Philadelphia PA, 19102
• Holds an active rental license for this address
Block context
2400 block of Spruce St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2400 Spruce St · 2404 Spruce St
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.
No L&I business license is on record at this address in data through Jul 24, 2026.
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
2402 SPRUCE ST LLCActive
Rental · Initial issue date Jan 7, 2020 · Filed expiration Jan 6, 2027
Rittenhouse Portfolio Associates, LLCClosed
Rental · Initial issue date Jul 17, 2017 · Terminal license date Jul 16, 2020
ROY & MARY ENG (SIGNATURE INVESTMENT REALTY)Inactive
Rental · Initial issue date Mar 27, 2007 · Terminal license date Apr 29, 2018
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 32 dated rows
- CertificationFire Alarm Certification
Certification BC-2026-010320 · Certified
Expires 2027-04-02
- AppealLIRB Violation Appeal
Appeal HA-2024-003684 · Closed · Complete
See attached
- CertificationFire Alarm Certification
Certification BC-2025-012255 · Certified
Expires 2026-04-01
- InvestigationL&I investigation
Case CF-2024-086310 · PASSED
The cited inspection visit was marked passed.
- PermitWall Covering Replacement
Permit GM-2024-008113 · Expired
EZ EXTERIOR WALL COVERINGS - For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards shall result in permit revocation and require submission of construction and site plans. 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.
- AppealZBA Permit Denial - Variance
Appeal ZP-2022-011275 · Dismissed / Withdrawn · Withdrawn
Related permit ZP-2022-011275 · APPLICATION IS FOR A VISITOR ACCOMODATIONS IN AN EXISTING STRUCTURE. The permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Philadelphia Zoning Code. (Codes can be acce
- ViolationALTER EXTERIOR PORTION
Case CF-2024-086310 · Violation VI-2024-066923 · Code A-301.1/3 · COMPLIED
Resolution: COMPLIED - PERMIT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationUNAPPROVED USED MATERIALS
Case CF-2024-086310 · Violation VI-2024-066924 · Code A-203.2/1 · 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-2024-086310 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- CertificationFire Alarm Certification
Certification BC-2024-010649 · Certified
Expires 2025-03-12
- CertificationFire Alarm Certification
Certification BC-2023-009804 · Certified
Expires 2024-03-01
- InvestigationL&I investigation
Case CF-2021-006061 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2021-006061 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationCERTIFICATION
Case CF-2021-006061 · Violation VI-2021-004462 · Code FC-13-915 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationRENTAL LICENSE MULTI FAMILY (R2)
Case CF-2021-006061 · Violation VI-2021-004463 · Code 9-3902 (2) · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2021-006061 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License terminal eventRittenhouse Portfolio Associates, LLC: Rental landlord or residential registration marked closed
License 745798 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- License issue event2402 SPRUCE ST LLC: Rental landlord or residential registration initially issued
License 833253 · Active
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$1.2M transfer
2019
- License terminal eventROY & MARY ENG (SIGNATURE INVESTMENT REALTY): Rental landlord or residential registration marked inactive
License 404657 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventRittenhouse Portfolio Associates, LLC: Rental landlord or residential registration initially issued
License 745798 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$12M transfer
2017
- InvestigationCI INSP
Case 525959 · PASSED
The cited inspection visit was marked passed.
- InvestigationCI INSP
Case 525959 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationANNUAL CERT FIRE ALARM
Case 525959 · Violation 3936702 · Code FC-915.1/3 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFA-INSTALL BOX
Case 525959 · Violation 3936701 · Code FC-907.4/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEGRESS-INT CLEAR OBSTRUCTION
Case 525959 · Violation 3936700 · Code FC-1027.4/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationVIOL C&I MESSAGE
Case 525959 · Violation 3936699 · 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 525959 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitAlteration
Permit 108860 · COMPLETED
REPAIRS TO BROWNSTONE AND CORNICE. SAMPLES TO BE APPROVED BY HISTORICAL COMMISSION STAFF IN FIELD
- License issue eventROY & MARY ENG (SIGNATURE INVESTMENT REALTY): Rental landlord or residential registration initially issued
License 404657 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2022-011275 · Refused
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 25, 2026, 7:53 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)