2026 assessment
$1.3M
OPA value, not a listing price
Multi-family report
2522 South St
6 bd5 ba3 stories4,994 sqftRM1built 1915
Property at a glanceMulti-family
Owner-occupancy signal
ZIP 19146 area
Graduate Hospital · Point Breeze
2500 block of South St
Assessment and City record timeline
Published City assessments for this building 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 · 2022$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 · 2023$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 · 2024$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 · 2025$1.3M 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$1.3M 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$1.4M 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 · 2018-08-24Addition and/or AlterationThis 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 · 2018-08-24Addition and/or AlterationThis 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 · 2019-01-08Amend for conversionThis 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 · 2019-01-08Amend for conversionThis 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 · 2019-10-17Addition and/or AlterationThis 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 · 2020-01-09New ConstructionThis 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 · 2020-02-21Rough-InThis 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 · 2020-03-04New ConstructionThis 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 · 2020-03-11AlterationsThis 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 · 2020-06-17New ConstructionThis 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 · 2017-05-01EXTERIOR STRUCT ROOF DRAINAGEA 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 · 2019-03-13ARCHITECT/ENGINEER SERVICESA 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 · 2019-03-13SPEC INSP- NOT COMPLIED WITHA 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 · 2020-07-02WORK OUTSIDE OF SCOPEA 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 · 2020-07-02L&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 · 2020-08-06L&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 · 2020-08-24L&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 · 2020-09-18L&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 · 2020-10-23L&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 · 2020-11-27L&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 · 2021-03-02L&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 · 2022-02-02L&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 · 2024-09-11Andrew DeFino: 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 · 2025-11-09Andrew DeFino: 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 ↗
Property assessmentBlock median & rangeZIP 19146 (Graduate Hospital · Point Breeze) medianAssessmentL&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
- LicenseAndrew DeFino: Rental landlord or residential registration marked inactive
- LicenseAndrew DeFino: Rental landlord or residential registration initially issued
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationWORK OUTSIDE OF SCOPE
- InspectionL&I investigation
- PermitNew Construction
- PermitAlterations
- PermitNew Construction
- PermitRough-In
- PermitNew Construction
- PermitAddition and/or Alteration
- L&I violationARCHITECT/ENGINEER SERVICES
- L&I violationSPEC INSP- NOT COMPLIED WITH
- PermitAmend for conversion
- PermitAmend for conversion
- PermitAddition and/or Alteration
- PermitAddition and/or Alteration
- L&I violationEXTERIOR STRUCT ROOF DRAINAGE
Flags: material assessment exemption; legal basis and term unverified. Informational only. Not investment advice or a consumer report (FCRA).
Verify the public record
Property tax
$10,513/year estimated property tax
2026 taxable assessment $751,060 × 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 $1,419,100. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 3020058022026 OPA taxes $751,060 of $1,276,500 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.
$751,060 taxable basis
Difference to verify+$7,355/year
$1,276,500 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: ($1,276,500 assessed − $525,440 exempt) × 1.3998% ≈ $10,513/year
Full-assessment scenario: $1,276,500 × 1.3998% ≈ $17,868/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
6
Bathrooms
5
Stories
3
Interior
4,994 sqft
livable area
Lot
1,856 sqft
Basement
Full, finished
city code A
Heat
Forced hot air
city code A
Central air
Yes
Garage
1 space
Exterior condition
New / rehabbed
city code 2
New / rehabbed
Interior condition
New / rehabbed
city code 2
New / rehabbed
Zoning
RM1
city zoning code
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Block context
2500 block of South St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2524 South St · 2518 South 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.
Andrew DeFinoInactive
Rental · Initial issue date Sep 11, 2024 · Terminal license date Nov 9, 2025
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 eventAndrew DeFino: Rental landlord or residential registration marked inactive
License 0960989 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventAndrew DeFino: Rental landlord or residential registration initially issued
License 0960989 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationL&I investigation
Case CF-2020-033708 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case 581401 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case 676203 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2020-033708 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2020-033708 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case 676203 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2020-033708 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationWORK OUTSIDE OF SCOPE
Case CF-2020-033708 · Violation VI-2020-015049 · Code A-302.10/3 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2020-033708 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitNew Construction
Permit 1051691 · Completed
INSTALL NEW FIRE ALARM SYSTEM ACCORDANCE TO PLAN. WIRE UP PLACES TO INCLUDE RECEPTACLES, SWITCHES, LIGHTS TO PLAN 400AMP SEVICE WITH 1200 AMP, 2 150AMP, 1 60AMP FOR HOUSE PANEL PER NFPA 72 AND 2014 NEC (SOUTH DIST) INSTALL NEW FIRE ALARM SYSTEM ACCORDANCE TO PLAN. WIRE UP PLACES TO INCLUDE RECEPTACLES, SWITCHES, LIGHTS TO PLAN 400AMP SEVICE WITH 1200 AMP, 2 150AMP, 1 60AMP FOR HOUSE PANEL PER NFPA 72 AND 2014 NEC (SOUTH DIST)
- PermitAlterations
Permit 1056542 · Completed
31 PLUMBING FIXTURES WITH PIPING FOR THE RENOVATION OF 3 STORY 3 FAMILY DWELLING
- PermitNew Construction
Permit 1055006 · Completed
INSTALL THREE SYSTEMS,ONE 110K BTU GAS FURNACE IN BASEMENT, ONE 110K BTU GAS FURNACE ON 2ND FL AND ONE SYSTEM ON 3RD FL 110K GAS FURNCE ALL SYSTEMS ARE 98%, TWO 16 SEER 3.5 TON CONDENSER IN YARD AND ONE 16 SEER 5 TON CONDENSER
- PermitRough-In
Permit 1051691-RI · Completed
INSTALL NEW FIRE ALARM SYSTEM ACCORDANCE TO PLAN. WIRE UP PLACES TO INCLUDE RECEPTACLES, SWITCHES, LIGHTS TO PLAN 400AMP SEVICE WITH 1200 AMP, 2 150AMP, 1 60AMP FOR HOUSE PANEL PER NFPA 72 AND 2014 NEC (SOUTH DIST) INSTALL NEW FIRE ALARM SYSTEM ACCORDANCE TO PLAN. WIRE UP PLACES TO INCLUDE RECEPTACLES, SWITCHES, LIGHTS TO PLAN 400AMP SEVICE WITH 1200 AMP, 2 150AMP, 1 60AMP FOR HOUSE PANEL PER NFPA 72 AND 2014 NEC (SOUTH DIST)
- PermitNew Construction
Permit 1037508 · Completed
INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2" MAIN FIRE SERVICE LINE WITH 2-1/2" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.
- PermitAddition and/or Alteration
Permit 1008644 · Completed
FOR THE CONSTRUCTION OF THIRD STORY REAR ADDITION AND PILOTHOUSE WITH ROOF DECK, AND ALTERATIONS THROUGHOUT TO CREATE A THREE (3) FAMILY DWELLING, AS PER APPROVED PLANS. **BUILDING TO BE SPRINKLERED PER NFPA 13 DUE TO MAX. AREA OF EXTERIOR WALL OPENINGS**
- ViolationARCHITECT/ENGINEER SERVICES
Case 676203 · Violation 229314386 · Code A-304.1/1 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationSPEC INSP- NOT COMPLIED WITH
Case 676203 · Violation 229314385 · Code A-304.2/2 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- PermitAmend for conversion
Permit 930975 · Completed
AMEND PERMIT #893345 THE PROPOSED REPLACEMENT WINDOWS TO THE FRONT FACADE HAVE CHANGED IN SIZE
- PermitAmend for conversion
Permit 930976 · Completed
AMEND PERMIT #891672 THE PROPOSED EGRESS WELL LOCATIONS AND SIZE HAVE CHANGED.
- PermitAddition and/or Alteration
Permit 893345 · Expired
BASEMENT UNDERPINNING AND NEW SLAB, REAR ONE-STORY PORTION UNDERPINNING AND NEW SLAB, REPLACEMENT OF WINDOWS AND LINTELS AND NEW BASEMENT EGRESS WELLS TO A SINGLE-FAMILY DWELLING AS PER PLANS.
- PermitAddition and/or Alteration
Permit 891672 · Expired
BASEMENT UNDERPINNING AND NEW SLAB, REAR ONE-STORY PORTION UNDERPINNING AND NEW SLAB, REPLACEMENT OF WINDOWS AND LINTELS AND NEW BASEMENT EGRESS WELLS TO A SINGLE-FAMILY DWELLING AS PER PLANS.
- ViolationEXTERIOR STRUCT ROOF DRAINAGE
Case 581401 · Violation 229313879 · Code PM15-304.7 · COMPLIED
Resolution: COMPLIED - PERMIT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
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 24, 2026, 2:16 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)