2026 assessment
$565K
OPA value, not a listing price
House report
2435 Montrose St
Research this property with Analyst →3 bd2 ba2 stories1,328 sqftRSA5built 1925
Property at a glanceHouse
Entity-held
ZIP 19146 area
Graduate Hospital · Point Breeze
2400 block of Montrose St
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$205K 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$205K 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$205K 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$261K 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$415K 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$415K 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$415K 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$551K 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$551K 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$565K 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$565K 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$605K 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 · 2017-09-01AlterationThis 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 · 2017-11-06ZoningThis 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 · 2017-11-06AdditionThis 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 · 2017-12-12MechanicalThis 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 · 2018-01-12PlumbingThis 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 · 2018-03-05ElectricalThis 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 · 2018-11-14AdministrativeThis 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 · 2017-10-04PERMB- WORK NOT SAME AS PERMITA 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 · 2017-10-04BP_BLDGA 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 · 2017-10-30WORKMANLIKE- PLUMBING CODEA 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 · 2017-10-30BP_BLDGA 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 · 2017-12-20WORKMANLIKE- BUILDING CODEA 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 · 2017-12-20BP_BLDGA 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 · 2017-12-20BP_BLDGA 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 · 2019-02-25RACEWAY-SECURE & SUPPORTA 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 · 2019-02-25NOT CONFORM TO PRC/NECA 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 · 2019-02-25BOX-WALL/CEILING SET BACKA 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 · 2019-02-25EP_ELECA 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 · 2017-11-14BP_BLDGA 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 · 2018-01-08BP_BLDGA 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 · 2019-06-25EP_ELECA 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 · 2019-08-12EP_ELECA 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 · 2019-11-22EP_ELECA 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 · 2019-12-11EP_ELECA 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 · 2020-05-26Elite Property Development 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 · 2026-05-25Elite Property Development LLC: Rental landlord or residential registration marked expiredA 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 · 2006-08-25STEVEN CICERON: 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 · 2018-04-29STEVEN CICERON: 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 ↗
- Appeal · 2020-01-23RB_LIRBA 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 assessmentBlock median & rangeZIP 19146 (Graduate Hospital · Point Breeze) medianAssessmentL&I violationAppealPermitInspectionLicense
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 record29 events · exact dates, newest first
- LicenseElite Property Development LLC: Rental landlord or residential registration marked expired
- LicenseElite Property Development LLC: Rental landlord or residential registration initially issued
- AppealRB_LIRB
- InspectionEP_ELEC
- InspectionEP_ELEC
- InspectionEP_ELEC
- InspectionEP_ELEC
- L&I violationRACEWAY-SECURE & SUPPORT
- L&I violationNOT CONFORM TO PRC/NEC
- L&I violationBOX-WALL/CEILING SET BACK
- InspectionEP_ELEC
- PermitAdministrative
- LicenseSTEVEN CICERON: Rental landlord or residential registration marked inactive
- PermitElectrical
- PermitPlumbing
- InspectionBP_BLDG
- L&I violationWORKMANLIKE- BUILDING CODE
- InspectionBP_BLDG
- InspectionBP_BLDG
- PermitMechanical
- InspectionBP_BLDG
- PermitZoning
- PermitAddition
- L&I violationWORKMANLIKE- PLUMBING CODE
- InspectionBP_BLDG
- L&I violationPERMB- WORK NOT SAME AS PERMIT
- InspectionBP_BLDG
- PermitAlteration
- LicenseSTEVEN CICERON: Rental landlord or residential registration initially issued
Flags: material assessment exemption; legal basis and term unverified · 1 zoning/board appeal on record. Informational only. Not investment advice or a consumer report (FCRA).
Verify the public record
Property tax
$4,679/year estimated property tax
2026 taxable assessment $334,265 × 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 $604,700. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 3022026002026 OPA taxes $334,265 of $565,000 assessed. The assessment fields alone do not identify a program, approval date, expiration, or buyer eligibility.
See the assessment math →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.”
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.
$334,265 taxable basis
Difference to verify+$3,230/year
$565,000 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: ($565,000 assessed − $230,735 exempt) × 1.3998% ≈ $4,679/year
Full-assessment scenario: $565,000 × 1.3998% ≈ $7,909/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
1,328 sqft
livable area
Lot
952 sqft
Basement
Full, unfinished
city code C
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
RSA5
city zoning code
Zoning appeals
1
OPEN · MOOT · 2020
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Recorded owner
Who's behind it
Elite Property Developmen · corporate / LLC owner
• Owns 3 properties across Philadelphia under this name, assessed at $1.6M combined
• Tax bills mail to 301 Lakeside Park, Southampton PA, 18966 — outside Philadelphia
Block context
2400 block of Montrose St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2433 Montrose St · 2437 Montrose St
L&I license dates · data through Jul 23, 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 23, 2026.
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
Elite Property Development LLCExpired
Rental · Initial issue date May 26, 2020 · Terminal license date May 25, 2026
STEVEN CICERONInactive
Rental · Initial issue date Aug 25, 2006 · 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 29 dated rows
- License terminal eventElite Property Development LLC: Rental landlord or residential registration marked expired
License 842471 · Expired
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventElite Property Development LLC: Rental landlord or residential registration initially issued
License 842471 · Expired
License event. Registration does not prove present operation or storefront occupancy.
- AppealRB_LIRB
Appeal 37388 · OPEN · MOOT
Related permit 675759 · 3 OUT OF 4 OF THESE VIOLATIONS OCCURRED DUE TO ALTERATIONS AND CONSTRUCTION CHANGES AT THIS PROPERTY, WE ALSO WOULD LIKE AN OPPORTUNITY TO DISCUSS THE OTHER VIOLATION.
- InvestigationEP_ELEC
Case 675759 · PASSED
The cited inspection visit was marked passed.
- InvestigationEP_ELEC
Case 675759 · PASSED
The cited inspection visit was marked passed.
- InvestigationEP_ELEC
Case 675759 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationEP_ELEC
Case 675759 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationRACEWAY-SECURE & SUPPORT
Case 675759 · Violation 5253167 · Code E-1201.1/301 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationNOT CONFORM TO PRC/NEC
Case 675759 · Violation 5253165 · Code E-1201.1/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationBOX-WALL/CEILING SET BACK
Case 675759 · Violation 5253168 · Code E-1201.1/317 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationEP_ELEC
Case 675759 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitAdministrative
Permit 911933 · COMPLETED
TO AMEND A/P NO. 823080 TO DOCUMENT CHANGES TO BASEMENT WALLS AS PER APPROVED PLANS.
- License terminal eventSTEVEN CICERON: Rental landlord or residential registration marked inactive
License 382603 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitElectrical
Permit 856700 · COMPLETED
NEW 200AMP SERVICE WIRING THROUGHOUT,NEW SWITCHES,OUTLETS,LIGHTS,LOW VOLTAGE PHONE AND CABLE PER 2008 NEC (SFD)
- PermitPlumbing
Permit 844942 · COMPLETED
2 WC,2 LAVS,2 TUBS AND KITCHEN SINK (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004
- InvestigationBP_BLDG
Case 616432 · PASSED
The cited inspection visit was marked passed.
- ViolationWORKMANLIKE- BUILDING CODE
Case 616432 · Violation 4541633 · Code A-104.1/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBP_BLDG
Case 610053 · PASSED
The cited inspection visit was marked passed.
- InvestigationBP_BLDG
Case 616432 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitMechanical
Permit 838818 · COMPLETED
EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.
- InvestigationBP_BLDG
Case 607137 · PASSED
The cited inspection visit was marked passed.
- PermitZoning
Permit 823110 · COMPLETED
FOR THE PARTIAL DEMOLITION AT THE REAR OF AN ATTACHED BUILDING.FOR THE ERECTION OF A REAR ADDITION, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE TO EXISTING ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. MAINTAIN EXISTING USE AS SINGLE FAMILY HOUSEHOLD LIVING.
- PermitAddition
Permit 823080 · COMPLETED
FOR THE PARTIAL DEMOLITION AT THE REAR OF A TOWNHOUSE (TO BE DEMOLISHED BY HAND) AND FOR THE ERECTION OF A TWO-STORY REAR ADDITION, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE TO EXISTING TWO STORY TOWNHOUSE. INTERIOR ALTERATIONS THROUGHT THE EXISTING TOWNHOUSE. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE M.E.P. PERMIT REQUIRED.
- ViolationWORKMANLIKE- PLUMBING CODE
Case 610053 · Violation 4492930 · Code A-104.1/4 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBP_BLDG
Case 610053 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationPERMB- WORK NOT SAME AS PERMIT
Case 607137 · Violation 4471915 · Code A-302.10/2 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBP_BLDG
Case 607137 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitAlteration
Permit 813263 · EXPIRED
KITCHEN WALL 2X4 CLOSET, INTERIOR WALLS, REMOVE CARPET, INSTALL HARDWOOD FLOORS.
- License issue eventSTEVEN CICERON: Rental landlord or residential registration initially issued
License 382603 · 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 24, 2026, 8:13 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)