2026 assessment
$413K
OPA value, not a listing price
Mixed-use property report
2521 Christian St
1,428 sqftRSA5built 1925
Property at a glanceMixed-use
Luthra4 LLC
2027 published assessment
$400K
Future roll, not the current tax bill
Location
2500 block of Christian St
ZIP 19146
Neighborhood area
Graduate Hospital · Point Breeze
Approximate · based on ZIP 19146
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 $399,800. It is not yet the billed-year tax basis.
- OPA assessment · 2016$190K 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$190K 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$311K 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$210K 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$212K 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$212K 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$212K 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$420K 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$420K 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$413K 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$413K 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$400K 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 · 2003Deed / sale $80KA 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 $190KA 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 · 2015-01-29MechanicalThis 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 · 2015-01-29SuppressionThis permit category usually covers fire-suppression systems or related life-safety 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 · 2012-10-26EXT A-CLEAN RUBBISH/GARBAGE (Remove rubbish or garbage from the exterior area)Remove rubbish or garbage from the exterior areaHow L&I violations and orders work ↗
- Inspection · 2012-10-26HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- L&I violation · 2015-03-10OBTAIN LIC INDICATED (Obtain the license identified in the notice)The shorthand does not identify the license type; open the case notice for that detail.How L&I violations and orders work ↗
- L&I violation · 2015-03-12CERTIFICATIONA 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 ↗
- License · 2015-03-12VIROJ CHUAICHU (THAI SQUARE RESTAURANT): Handbill Distribution 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 ↗
- Inspection · 2012-12-03HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2015-03-11HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2015-03-11HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2015-04-16HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2015-04-16HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2015-05-20HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- License · 2020-06-29VIROJ CHUAICHU (THAI SQUARE RESTAURANT): Handbill Distribution 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 ↗
- License · 2015-02-26CHUAICHU VIROJ (THAI SQUARE RESTAURANT): Food Preparing and Serving business license 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 · 2014-11-05LUTHRA4 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 · 2010-01-15HEALTHY BITES LLC (HEALTHY BITES TO GO): Food Preparing and Serving business license 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 · 2010-01-15SPARKIES & FRAN LLC: Food Preparing and Serving business license 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 · 2014-06-28HEALTHY BITES LLC (HEALTHY BITES TO GO): Food Preparing and Serving business license 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 · 2007-12-07KEENA MAG 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 · 2012-12-22KEENA MAG LLC: 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 · 2005-04-09SPARKIES & FRAN LLC: Food Preparing and Serving business license 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 ↗
Property assessmentAssessmentDeed / saleL&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 record24 events · exact dates, newest first
- LicenseVIROJ CHUAICHU (THAI SQUARE RESTAURANT): Handbill Distribution L&I license filing marked inactive
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationCERTIFICATION
- LicenseVIROJ CHUAICHU (THAI SQUARE RESTAURANT): Handbill Distribution L&I license filing initially issued
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationOBTAIN LIC INDICATED (Obtain the license identified in the notice)
- LicenseCHUAICHU VIROJ (THAI SQUARE RESTAURANT): Food Preparing and Serving business license initially issued
- PermitMechanical
- PermitSuppression
- LicenseLUTHRA4 LLC: Rental landlord or residential registration initially issued
- LicenseHEALTHY BITES LLC (HEALTHY BITES TO GO): Food Preparing and Serving business license marked inactive
- Deed / saleDeed / sale $190K
- LicenseKEENA MAG LLC: Rental landlord or residential registration marked inactive
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationEXT A-CLEAN RUBBISH/GARBAGE (Remove rubbish or garbage from the exterior area)
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- LicenseHEALTHY BITES LLC (HEALTHY BITES TO GO): Food Preparing and Serving business license initially issued
- LicenseSPARKIES & FRAN LLC: Food Preparing and Serving business license marked inactive
- LicenseKEENA MAG LLC: Rental landlord or residential registration initially issued
- LicenseSPARKIES & FRAN LLC: Food Preparing and Serving business license initially issued
- Deed / saleDeed / sale $80K
Verify the public record
Property tax
$5,781/year estimated property tax
2026 taxable assessment $413,000 × 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 $399,800. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8716009452026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.
A separate historical parcel ledger ending in 2016 records $148.05. It is shown as historical context only.
2015$148.05 total · $130.44 principal · $17.61 interest · $0.00 penalty
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
Property report
Mixed-use property
Mixed-use, recorded in the City's mixed-use category. The public record and owner trail follow.
What it is
Mixed-use
Row W/Off Str 2 Sty Mason
Owner
Luthra4 LLC
$ / sq ft
$280
assessed value ÷ interior sqft
Interior area
1,428 sqft
Lot size
1,088 sqft
Built
1925
Zoning
RSA5
Recorded owner
Who's behind it
Luthra4 LLC · corporate / LLC owner
• Tax bills mail to 311 Countryview Dr, Bryn Mawr PA, 19010 — outside Philadelphia
• Holds an active rental license for this address
Block context
2500 block of Christian St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2523 Christian St · 2525 Christian St
L&I license dates · data through Jul 25, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
CHUAICHU VIROJ (THAI SQUARE RESTAURANT)Active
Food Preparing and Serving · Initial issue date Feb 26, 2015 · Filed expiration Apr 30, 2027
HEALTHY BITES LLC (HEALTHY BITES TO GO)Inactive
Food Preparing and Serving · Initial issue date Jan 15, 2010 · Terminal license date Jun 28, 2014
SPARKIES & FRAN LLCInactive
Food Preparing and Serving · Initial issue date Apr 9, 2005 · Terminal license date Jan 15, 2010
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
LUTHRA4 LLCActive
Rental · Initial issue date Nov 5, 2014 · Filed expiration Feb 28, 2027
KEENA MAG LLCInactive
Rental · Initial issue date Dec 7, 2007 · Terminal license date Dec 22, 2012
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 24 dated rows
- License terminal eventVIROJ CHUAICHU (THAI SQUARE RESTAURANT): Handbill Distribution L&I license filing marked inactive
License 657679 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 470857 · PASSED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked passed.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 470846 · PASSED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked passed.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 470857 · FAILED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationCERTIFICATION
Case 470857 · Violation 3524468 · Code FC-13-915 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- License issue eventVIROJ CHUAICHU (THAI SQUARE RESTAURANT): Handbill Distribution L&I license filing initially issued
License 657679 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 470846 · FAILED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 470857 · FAILED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationOBTAIN LIC INDICATED (Obtain the license identified in the notice)
Case 470846 · Violation 3491715 · Code LO-1 · COMPLIED
The shorthand does not identify the license type; open the case notice for that detail. City marked this violation complied with; check the resolution date and live case for what was accepted.
- License issue eventCHUAICHU VIROJ (THAI SQUARE RESTAURANT): Food Preparing and Serving business license initially issued
License 656405 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitMechanical
Permit 581099 · COMPLETED
FOR THE INSTALLATION OF ONE (1) TYPE I COMMERCIAL COOKING EXHAUST HOOD TO SERVE KITCHEN AREA OF EXIST. GROCERY STORE W. ACCESSORY FOOD SERVICE. SEPARATE PERMIT REQUIRED FOR FIRE SUPPRESSION WORK.
- PermitSuppression
Permit 581102 · COMPLETED
FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM TO SERVE PREVIOUSLY APPROVED TYPE I COMMERCIAL KITCHEN EXHAUST HOOD SERVING KITCHEN AREA OF GROCERY STORE. AUTOMATIC FIRE SUPPRESSION SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 17A & MANUFACTURER'S INSTALLATION INSTRUCTIONS.
- License issue eventLUTHRA4 LLC: Rental landlord or residential registration initially issued
License 646732 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventHEALTHY BITES LLC (HEALTHY BITES TO GO): Food Preparing and Serving business license marked inactive
License 491801 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$190K transfer
2014
- License terminal eventKEENA MAG LLC: Rental landlord or residential registration marked inactive
License 430491 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 357389 · PASSED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked passed.
- ViolationEXT A-CLEAN RUBBISH/GARBAGE (Remove rubbish or garbage from the exterior area)
Case 357389 · Violation 2624006 · Code PM-302.2/2 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 357389 · FAILED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventHEALTHY BITES LLC (HEALTHY BITES TO GO): Food Preparing and Serving business license initially issued
License 491801 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventSPARKIES & FRAN LLC: Food Preparing and Serving business license marked inactive
License 312872 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventKEENA MAG LLC: Rental landlord or residential registration initially issued
License 430491 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventSPARKIES & FRAN LLC: Food Preparing and Serving business license initially issued
License 312872 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$80K transfer
2003
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 27, 2026, 8:17 AM 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)