2026 assessment
$1.2M
OPA value, not a listing price
Property report
2417 Spruce St
3 stories3,037 sqftRM1built 1850
Property at a glanceApartment building
Couzzin'S 3 LLC
2027 published assessment
$1.1M
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 $1,060,100. It is not yet the billed-year tax basis.
- OPA assessment · 2016$1.1M 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$1.1M 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$1.1M 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$1.1M 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$1.2M 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$1.2M 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$1.2M 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$1.2M 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$1.2M 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$1.2M 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$1.2M 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$1.1M 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 · 2007Deed / sale $900KA 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 · 2014Deed / sale $1.5MA 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 · 2007-06-21DemolitionThis 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 ↗
- License · 2007-06-21JONATHAN TORI: 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 · 2007-06-21HERBERT D GEDRICH: 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 ↗
- Permit · 2007-09-04Major 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 · 2007-10-01MechanicalThis 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 · 2007-12-13PlumbingThis permit category usually covers water, drainage, fixtures, or other plumbing 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 · 2008-02-08ElectricalThis 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 ↗
- License · 2015-01-15COUZZIN'S 3, 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 · 2015-04-29JONATHAN TORI: 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 · 2004-08-15HERBERT D GEDRICH: 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 ↗
- Certification · 2023-03-03Fire 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 · 2024-03-26Fire 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 · 2024-03-26Emergency and Standby Power Systems 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 · 2025-03-31Fire 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 ↗
Property assessmentAssessmentDeed / salePermitLicenseCertification
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 record16 events · exact dates, newest first
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- CertificationEmergency and Standby Power Systems Certification
- CertificationFire Alarm Certification
- LicenseJONATHAN TORI: Rental landlord or residential registration marked inactive
- LicenseCOUZZIN'S 3, LLC: Rental landlord or residential registration initially issued
- Deed / saleDeed / sale $1.5M
- PermitElectrical
- PermitPlumbing
- PermitMechanical
- PermitMajor alteration
- PermitDemolition
- LicenseJONATHAN TORI: Rental landlord or residential registration initially issued
- LicenseHERBERT D GEDRICH: Rental landlord or residential registration marked inactive
- Deed / saleDeed / sale $900K
- LicenseHERBERT D GEDRICH: Rental landlord or residential registration initially issued
Verify the public record
Property tax
$16,110/year estimated property tax
2026 taxable assessment $1,150,900 × 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 $1,060,100. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8815470002026 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
Apartment building, recorded in the City's multi-family category. The public record and owner trail follow.
What it is
Apartment building
Apts 5-50 Units Masonry
Owner
Couzzin'S 3 LLC
$ / sq ft
$349
assessed value ÷ interior sqft
Licensed units
5
active rental license
Interior area
3,037 sqft
Lot size
1,890 sqft
Stories
3
Built
1850
Zoning
RM1
Recorded owner
Who's behind it
Couzzin'S 3 LLC · corporate / LLC owner
• Tax bills mail to Po Box 554, Gwynedd Valley PA, 19437 — outside Philadelphia
• 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: 2415 Spruce St · 2419 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.
COUZZIN'S 3, LLCActive
Rental · Initial issue date Jan 15, 2015 · Filed expiration Apr 30, 2027
JONATHAN TORIInactive
Rental · Initial issue date Jun 21, 2007 · Terminal license date Apr 29, 2015
HERBERT D GEDRICHInactive
Rental · Initial issue date Aug 15, 2004 · Terminal license date Jun 21, 2007
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 16 dated rows
- CertificationFire Alarm Certification
Certification BC-2025-020020 · Certified
Expires 2026-03-31
- CertificationFire Alarm Certification
Certification BC-2024-018187 · Certified
Expires 2025-03-26
- CertificationEmergency and Standby Power Systems Certification
Certification BC-2024-018188 · Certified
Expires 2025-03-26
- CertificationFire Alarm Certification
Certification BC-2023-011350 · Certified
Expires 2024-03-03
- License terminal eventJONATHAN TORI: Rental landlord or residential registration marked inactive
License 414498 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventCOUZZIN'S 3, LLC: Rental landlord or residential registration initially issued
License 652374 · Active
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$1.5M transfer
2014
- PermitElectrical
Permit 122612 · COMPLETED
INSTALLING NEW RISER CABLES AND PANELS FOR EACH APARTMENT AND COMPLETE REWIRE WITH PHONE AND CABLE TV. INSTALLING COMMON AREA FIRE ALARM WITH HORN/STROBE IN ECH APARTMENT, AS PER NFPA-72 & 2005 NEC (CC DIST)
- PermitPlumbing
Permit 113146 · COMPLETED
INSTALL SOIL, WASTE AND WATER INSIDE BUILDING AND CONNECT FIXTURES FOR SIX (6) BATHROOMS, 5 KITCHENS, AND 5 WASHERS. (6 TOILETS, 6 LAV'S, 6 BATH TUBS, 5 KITCHEN SINKS, 5 WASHERS
- PermitMechanical
Permit 105279 · COMPLETED
INSTALL ONE 90% GAS-FIRED FURNACE WITH A/C FOR ON FIRST FLOOR WITH RELATED DUCTWORK; INSTALL TWO NEW FULL HEAT PUMP AND BACK UP SYSTEMS WITH RELATED DUCTWORK ON 2ND FL; INSTALL 2 NEW PACKAGED A/C AND HEAT PUMP SYSTEMS WITH COMPLETE ROOF CURBS AND RELATED DUCTWORK.
- PermitMajor alteration
Permit 99645 · COMPLETED
RENOVATIONS AS PER PLANS
- PermitDemolition
Permit 84890 · COMPLETED
INTERIOR DEMO OF NON-BEARING WALLS 1ST FLOOR LEVEL AND STAIRWELL. MR. TORI IS NEW OWNER HAS COPY OF SETTLEMENT SHEET. NO EXTERIOR CHANGES TO WINDOWS & DOORS OR EXTERIOR DEMOLITION
- License issue eventJONATHAN TORI: Rental landlord or residential registration initially issued
License 414498 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventHERBERT D GEDRICH: Rental landlord or residential registration marked inactive
License 215107 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$900K transfer
2007
- License issue eventHERBERT D GEDRICH: Rental landlord or residential registration initially issued
License 215107 · 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
- 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)