2026 assessment
$3.0M
OPA value, not a listing price
Commercial property report
2451 Grant Ave
2 stories23,128 sqftCA1built 1950
Property at a glanceOffices
T F Development Ltd
2027 published assessment
$2.7M
Future roll, not the current tax bill
Location
2400 block of Grant Ave
ZIP 19114
Neighborhood area
Torresdale
Approximate · based on ZIP 19114
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 $2,710,600. It is not yet the billed-year tax basis.
- OPA assessment · 2016$1.9M 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$1.9M 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$2.7M 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 · 2019$2.8M 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$2.9M 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$2.9M 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$2.9M 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$3.2M 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$3.2M 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$3.0M 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$3.0M 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$2.7M 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 ↗
- Permit · 2009-12-11Zoning/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 · 2010-01-06SignThis 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 · 2010-03-10MechanicalThis 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 · 2010-03-15Major 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 · 2011-07-06Major 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 · 2011-07-28MechanicalThis 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 · 2015-07-24MechanicalThis 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 · 2015-07-28Major 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 · 2015-11-03ElectricalThis 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 · 2017-07-20UseThis 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 · 2017-08-04Major 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 · 2017-08-14PlumbingThis 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 · 2017-08-24ElectricalThis 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 · 2017-09-12ElectricalThis 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 · 2018-10-12SignThis 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 · 2018-10-12Zoning/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 ↗
- Certification · 2021-04-28Sprinkler 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 · 2021-04-28Fire 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 · 2025-01-16Fire 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 assessmentAssessmentPermitCertification
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 record19 events · exact dates, newest first
- CertificationFire Alarm Certification
- CertificationSprinkler Certification
- CertificationFire Alarm Certification
- PermitSign
- PermitZoning/use
- PermitElectrical
- PermitElectrical
- PermitPlumbing
- PermitMajor alteration
- PermitUse
- PermitElectrical
- PermitMajor alteration
- PermitMechanical
- PermitMechanical
- PermitMajor alteration
- PermitMajor alteration
- PermitMechanical
- PermitSign
- PermitZoning/use
Verify the public record
Property tax
$41,784/year estimated property tax
2026 taxable assessment $2,985,000 × 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 $2,710,600. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8830878102026 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
Offices, recorded in the City's offices category. The public record and owner trail follow.
What it is
Offices
Off Bld N/Com W/Pkg Mason
Owner
T F Development Ltd
$ / sq ft
$117
below the $142 median for 753 offices parcels citywide
Corridor
Grant and the Boulevard (includes Whitman site)
city commercial corridor
Interior area
23,128 sqft
Lot size
55,336 sqft
Stories
2
Built
1950
Zoning
CA1
Recorded owner
Who's behind it
T F Development Ltd · corporate / LLC owner
• Owns 5 properties across Philadelphia under this name, assessed at $16M combined
• Tax bills mail to 120 W Germantown Pike, Plymouth Meeting PA, 19462 — outside Philadelphia
Block context
2400 block of Grant Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2451 Grant Ave · 2453 Grant Ave
L&I licenses checked through Jul 28, 2026
No business or residential license records
No business license or residential registration matched this OPA parcel in the latest City data.
Open every source row 19 dated rows
- CertificationFire Alarm Certification
Certification BC-2025-007074 · Certified
Expires 2026-01-16
- CertificationSprinkler Certification
Certification BC-2021-001886 · Certified
Expires 2022-04-28
- CertificationFire Alarm Certification
Certification BC-2021-001884 · Certified
Expires 2022-04-28
- PermitSign
Permit 908841 · COMPLETED
A) INSTALL NEW WALL SIGN - CHANNEL LETTERS, INTERNALLY ILLUMINATED 3'-3 1/4' X45'-7 7/16"- 150 SQ. FT. AS PER COLOR RENDERINGS ATTACHED.
- PermitZoning/use
Permit 908838 · COMPLETED
A) INSTALL NEW WALL SIGN - CHANNEL LETTERS, INTERNALLY ILLUMINATED 3'-3 1/4' X45'-7 7/16"- 150 SQ. FT. SIGN ACCESSORY TO AN EXISTING MEDICAL HEALTH CARE FACILITY WITH 49 PARKING SPACES (INCLUDING TWO H/C SPACES) WITH ALL OTHER USES AS PREVIOUSLY APPROVED
- PermitElectrical
Permit 815228 · COMPLETED
PROVIDE A VANILLA BOX FOR FUTURE TENANT TO INCLUDE: 1-100 AMP SERVICE, 1-METER, 1-LIGHT FIXTURE,1-LIGHT SWITCH, 1-CONNECTION TO EXHAUST FAN AND 1-CONNECTION TO WATER HEATER. (THIS PERMIT IS NOT FOR FITOUT)
- PermitElectrical
Permit 808819 · COMPLETED
ADD NEW LIGHTS OUTLETS AND SWITCHES AS PER NEC 2008 FISH ALL WIRES
- PermitPlumbing
Permit 808146 · COMPLETED
INSTALL 1 WATER CLOSET, 1 LAVATORY, 1 SINK, 1 WATER HEATER(HEALTH CARE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004
- PermitMajor alteration
Permit 775146 · COMPLETED
LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO FIT-OUT EXISTING LOWER LEVEL TENANT SPACE FOR A PHYSICAL THERAPIST OFFICE AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**
- PermitUse
Permit 801500 · COMPLETED
SOLE MEDICAL PRACTICIONER (PHYSICAL THERAPIST) IN EXISTING SHOPPING CENTER.NO SIGN PERMIT ON THIS APPLICATION.
- PermitElectrical
Permit 643120 · COMPLETED
TENANT FIT OUT TO INCLUDE RECEPTACLES,SWITCHES,FIXTURES AND TELE/DATA EQUIPMENT PER 2008 NEC (OFFICE SPACE)EAST DISTRICT
- PermitMajor alteration
Permit 623574 · COMPLETED
LEVEL II ALTERATION INCLUDES SELECTIVE DEMO OF NON BEARING PARTITIONS, CONSTRUCTION OF NEW OFFICE PARTITION, NEW REST ROOM AND NEW FINISHES.
- PermitMechanical
Permit 627302 · COMPLETED
RELOCATE 6 DIFFUSERS
- PermitMechanical
Permit 352822 · COMPLETED
INSTALLATION OF DUCTWORK, MECHANICAL, ROOFTOP UNITS AND REGISTERS/DIFFUSERS.
- PermitMajor alteration
Permit 350716 · COMPLETED
FOR INTERIOR ALTERATIONS TO INCLUDE NEW PARTITION WALLS, NEW CEILING AND FOR THE CREATION OF ACCESSIBLE BATHROOMS AS PER PLANS. SEPARATE ELECTRICAL AND MECHANICAL PERMITS ARE REQUIRED.
- PermitMajor alteration
Permit 261130 · COMPLETED
CONSTRUCTION OF A DR.S SUITE IN AN EMPTY SHELL AS PER PLANS
- PermitMechanical
Permit 264165 · COMPLETED
INSTALLATION OF SPLIT SYSTEM HEAT PUMP
- PermitSign
Permit 251521 · COMPLETED
REMOVE FRANKFORD HEALTH CARE SIGN AND REPLACE WITH ARIA HEALTH
- PermitZoning/use
Permit 237380 · COMPLETED
INSTALLATION OF SIGNAGE
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 29, 2026, 4:55 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)