2026 assessment
$134K
OPA value, not a listing price
Mixed-use property report
2570 Emerald St
1,497 sqftCMX1built 1875
Property at a glanceMixed-use
Fs Concepts LLC
2027 published assessment
$160K
Future roll, not the current tax bill
Location
2500 block of Emerald St
ZIP 19125
Neighborhood area
Fishtown · East Kensington
Approximate · based on ZIP 19125
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 $160,100. It is not yet the billed-year tax basis.
- OPA assessment · 2016$173K 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$173K 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$154K 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$139K 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$140K 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$140K 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$140K 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$119K 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$119K 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$134K 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$134K 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$160K 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 · 2025Deed / sale $200KA 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 · 2016-01-04ElectricalThis 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 · 2025-05-12Change of 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 · 2025-06-10Addition 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 · 2025-06-24AlterationsThis 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 · 2025-12-23Addition 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 · 2026-02-09Addition and/or AlterationsThis 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 · 2015-07-25ANNUAL CERT FIRE ALARMA 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 · 2015-07-25FIRE EXTING-INSTALL MAX 75FTA 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 · 2015-07-25FIRE EXTING-NEEDS INSP/TAG (Fire extinguisher needs inspection and a current service tag)Fire extinguisher needs inspection and a current service tagHow L&I violations and orders work ↗
- L&I violation · 2015-07-25FA-INSTALL REQA 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 · 2015-07-25BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- L&I violation · 2025-08-26APPROVED PLANS ON -SITEA 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 · 2025-08-26L&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 · 2015-09-30BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2015-10-20CEASE INSP (likely: cease-operations compliance inspection)Legacy inspection shorthand; verify whether a cease-operations order existed and its current status.What Philadelphia inspections check ↗
- Inspection · 2016-01-05CEASE INSP (likely: cease-operations compliance inspection)Legacy inspection shorthand; verify whether a cease-operations order existed and its current status.What Philadelphia inspections check ↗
- License · 2018-06-20NELVIN GROCERY II INC: 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 · 2021-08-18NELVIN GROCERY II INC: 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 · 2015-09-16NELVIN GROCERY INC: 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 · 2015-09-16LA FUERZA GROCERY II: 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 · 2017-06-29NELVIN GROCERY INC: 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 · 2015-03-24LA FUERZA GROCERY II: 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 · 2015-02-06FS CONCEPTS LLC (EUGENE GOLDSHTEYN-AGENT): 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 · 2021-06-29FS CONCEPTS LLC (EUGENE GOLDSHTEYN-AGENT): 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 · 2011-05-11EAST SITE MINI MARKET LLC: Dumpster License - Private Property 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 ↗
- License · 2012-07-31EAST SITE MINI MARKET LLC: Dumpster License - Private Property 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 · 2008-02-19GENARO DURAN (DURAN GROCERY): Food Establishment, Retail Permanent Location 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 · 2012-12-22GENARO DURAN (DURAN GROCERY): Food Establishment, Retail Permanent Location 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 ↗
- Appeal · 2026-04-01ZBA Permit Denial - Special ExceptionA 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 assessmentAssessmentDeed / saleL&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 record30 events · exact dates, newest first
- AppealZBA Permit Denial - Special Exception
- PermitAddition and/or Alterations
- PermitAddition and/or Alteration
- L&I violationAPPROVED PLANS ON -SITE
- InspectionL&I investigation
- PermitAlterations
- PermitAddition and/or Alteration
- PermitChange of Use
- Deed / saleDeed / sale $200K
- LicenseNELVIN GROCERY II INC: Food Preparing and Serving business license marked inactive
- LicenseFS CONCEPTS LLC (EUGENE GOLDSHTEYN-AGENT): Rental landlord or residential registration marked inactive
- LicenseNELVIN GROCERY II INC: Food Preparing and Serving business license initially issued
- LicenseNELVIN GROCERY INC: Food Preparing and Serving business license marked inactive
- InspectionCEASE INSP (likely: cease-operations compliance inspection)
- PermitElectrical
- InspectionCEASE INSP (likely: cease-operations compliance inspection)
- InspectionBC INSP (likely: building-code inspection)
- LicenseNELVIN GROCERY INC: Food Preparing and Serving business license initially issued
- LicenseLA FUERZA GROCERY II: Food Preparing and Serving business license marked inactive
- L&I violationANNUAL CERT FIRE ALARM
- L&I violationFIRE EXTING-INSTALL MAX 75FT
- L&I violationFIRE EXTING-NEEDS INSP/TAG (Fire extinguisher needs inspection and a current service tag)
- L&I violationFA-INSTALL REQ
- InspectionBC INSP (likely: building-code inspection)
- LicenseLA FUERZA GROCERY II: Food Preparing and Serving business license initially issued
- LicenseFS CONCEPTS LLC (EUGENE GOLDSHTEYN-AGENT): Rental landlord or residential registration initially issued
- LicenseGENARO DURAN (DURAN GROCERY): Food Establishment, Retail Permanent Location business license marked inactive
- LicenseEAST SITE MINI MARKET LLC: Dumpster License - Private Property L&I license filing marked inactive
- LicenseEAST SITE MINI MARKET LLC: Dumpster License - Private Property L&I license filing initially issued
- LicenseGENARO DURAN (DURAN GROCERY): Food Establishment, Retail Permanent Location business license initially issued
Verify the public record
Property tax
$1,880/year estimated property tax
2026 taxable assessment $134,300 × 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 $160,100. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8715409102026 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
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
Fs Concepts LLC
$ / sq ft
$107
assessed value ÷ interior sqft
Interior area
1,497 sqft
Lot size
896 sqft
Built
1875
Zoning
CMX1
Recorded owner
Who's behind it
Fs Concepts LLC · corporate / LLC owner
• Tax bills mail to 1903 Inkberry Ln, Bensalem PA, 19020 — outside Philadelphia
Block context
2500 block of Emerald St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2568 Emerald St · 2566 Emerald St
L&I license dates · data through Jul 27, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
NELVIN GROCERY II INCInactive
Food Preparing and Serving · Initial issue date Jun 20, 2018 · Terminal license date Aug 18, 2021
NELVIN GROCERY INCInactive
Food Preparing and Serving · Initial issue date Sep 16, 2015 · Terminal license date Jun 29, 2017
LA FUERZA GROCERY IIInactive
Food Preparing and Serving · Initial issue date Mar 24, 2015 · Terminal license date Sep 16, 2015
GENARO DURAN (DURAN GROCERY)Inactive
Food Establishment, Retail Permanent Location · Initial issue date Feb 19, 2008 · Terminal license date Dec 22, 2012
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
FS CONCEPTS LLC (EUGENE GOLDSHTEYN-AGENT)Inactive
Rental · Initial issue date Feb 6, 2015 · Terminal license date Jun 29, 2021
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 30 dated rows
- AppealZBA Permit Denial - Special Exception
Appeal ZP-2025-008928 · Completed · Granted with conditions
Related permit ZP-2025-008928 · SPECIAL EXCEPTION For the proposed uses, Prepared Food Shop with accessory service window on the first floor with Single Family Household Living above, within an existing structure.
- PermitAddition and/or Alterations
Permit MP-2026-000328 · Issued
FOR INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS.
- PermitAddition and/or Alteration
Permit EP-2025-009845 · Issued
Upgrading service to 300 amp. Which includes a ( (3) 100 amp 20 breaker space sub panels, 300 amp rated 3 gang meter socket, 35 ft of (3) #350 awg copper wire. 20ft of 2 1/2 pvc conduit. New grounding electrode system. SHOW_WINDOW RECEPTACLES, Rewire throughout for the commercial space only with recessed lights, outlets, switches, smoke/co detectors as per 2017 Nec. Also materials are included. ( commercial space only). Installing new fire alarm system with horn/strobe devices, smoke detectors, pull stations and a main fire alarm panel. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72.
- ViolationAPPROVED PLANS ON -SITE
Case CF-2025-091529 · Violation VI-2025-065695 · Code A-302.5.1 · SVN ISSUED
Resolution: SVN ISSUED
- InvestigationL&I investigation
Case CF-2025-091529
- PermitAlterations
Permit PP-2025-007824 · Issued
1/2 bath in first floor personal office
- PermitAddition and/or Alteration
Permit CP-2025-002620 · Issued
FOR LEVEL II INTERIOR ALTERATIONS FOR THE USE OF BUSINESS OCCUPANCY AT THE FIRST FLOOR WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE FIRST FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 04/06/2026: FOR THE FLOOR LAYOUT CHANGES, TO RELOCATE A DOOR AND WINDOW AT THE REAR AND FOR THE CHANGES IN CEILING FROM PREVIOUS APPROVAL.
- PermitChange of Use
Permit ZP-2025-004670 · Issued
Office - Business and Professional
- Recorded transfer$200K transfer
2025
- License terminal eventNELVIN GROCERY II INC: Food Preparing and Serving business license marked inactive
License 780778 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventFS CONCEPTS LLC (EUGENE GOLDSHTEYN-AGENT): Rental landlord or residential registration marked inactive
License 654301 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventNELVIN GROCERY II INC: Food Preparing and Serving business license initially issued
License 780778 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventNELVIN GROCERY INC: Food Preparing and Serving business license marked inactive
License 677651 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationCEASE INSP (likely: cease-operations compliance inspection)
Case 493777 · PASSED
Legacy inspection shorthand; verify whether a cease-operations order existed and its current status. The cited inspection visit was marked passed.
- PermitElectrical
Permit 646877 · COMPLETED
REPLACE NEW FIRE ALARM DEVICES AND REPLACE PANEL IF NECESSARY PER NFPA 72(MIXED USE)
- InvestigationCEASE INSP (likely: cease-operations compliance inspection)
Case 493777 · FAILED
Legacy inspection shorthand; verify whether a cease-operations order existed and its current status. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationBC INSP (likely: building-code inspection)
Case 493777 · CLOSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. City marked the record closed; open the case for the closing reason.
- License issue eventNELVIN GROCERY INC: Food Preparing and Serving business license initially issued
License 677651 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventLA FUERZA GROCERY II: Food Preparing and Serving business license marked inactive
License 658782 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- ViolationANNUAL CERT FIRE ALARM
Case 493777 · Violation 3746198 · Code FC-915.1/3 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE EXTING-INSTALL MAX 75FT
Case 493777 · Violation 3746195 · Code FC-906.1/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE EXTING-NEEDS INSP/TAG (Fire extinguisher needs inspection and a current service tag)
Case 493777 · Violation 3746196 · Code FC-906.2/2 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFA-INSTALL REQ
Case 493777 · Violation 3746197 · Code FC-907.3/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBC INSP (likely: building-code inspection)
Case 493777 · FAILED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventLA FUERZA GROCERY II: Food Preparing and Serving business license initially issued
License 658782 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventFS CONCEPTS LLC (EUGENE GOLDSHTEYN-AGENT): Rental landlord or residential registration initially issued
License 654301 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventGENARO DURAN (DURAN GROCERY): Food Establishment, Retail Permanent Location business license marked inactive
License 436032 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventEAST SITE MINI MARKET LLC: Dumpster License - Private Property L&I license filing marked inactive
License 532726 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventEAST SITE MINI MARKET LLC: Dumpster License - Private Property L&I license filing initially issued
License 532726 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventGENARO DURAN (DURAN GROCERY): Food Establishment, Retail Permanent Location business license initially issued
License 436032 · 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 28, 2026, 5:11 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)