2026 assessment
$131K
OPA value, not a listing price
Mixed-use property report
2573 Tulip St
Research this property with Analyst →1,316 sqftCMX1built 1875
Property at a glanceMixed-use
Individual owner on record
2027 published assessment
$166K
Future roll, not the current tax bill
Location
2500 block of Tulip 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 $165,800. It is not yet the billed-year tax basis.
- OPA assessment · 2016$104K 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$104K 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$142K 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$136K 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$137K 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$137K 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$137K 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$115K 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$115K 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$131K 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$131K 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$166K 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 · 2010-06-28PlumbingThis 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 · 2016-04-11Zoning/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 · 2019-06-03AdditionThis 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 · 2019-06-27PlumbingThis 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 · 2019-06-28ElectricalThis 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 · 2019-08-02AlterationThis 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 · 2019-08-16MechanicalThis 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 · 2019-08-23ElectricalThis 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 · 2019-11-22Zoning/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 · 2019-11-22SignThis 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 · 2008-06-09CAL LO (Commercial Activity License required)Philadelphia Code §19-2602(1) requires a Commercial Activity License before conducting business in the city.How L&I violations and orders work ↗
- L&I violation · 2008-06-09OBTAIN 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 ↗
- Inspection · 2008-06-09BC 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 · 2019-03-27CERTIFICATIONA 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 · 2019-03-27CI INSPA 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 · 2008-11-19BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2019-05-09CI INSPA 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 · 2019-06-20CI INSPA 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 · 2010-12-14FRANCOS PIZZERIA LLC: Dumpster License - Public ROW 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 · 2010-10-27FRANCOS PIZZERIA 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 ↗
- License · 2009-12-23FRANCOS PIZZERIA LLC: 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 ↗
- License · 2021-08-31FRANCOS PIZZERIA LLC: Handbill Distribution L&I license filing marked closedA 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 · 2008-06-11FELLAS PIZZA INC: 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 ↗
- License · 2010-10-15FELLAS PIZZA INC: 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 · 2002-05-06TERESA IOVINE: 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 · 2003-04-30TERESA IOVINE: 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 ↗
- Certification · 2024-02-06Special Hazards 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 · 2025-02-05Special Hazards 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 · 2025-05-06Fire 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 · 2026-01-28Special Hazards 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 ↗
- Appeal · 2016-02-16Zoning board appealA 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 assessmentAssessmentL&I violationAppealPermitInspectionLicenseCertification
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 record31 events · exact dates, newest first
- CertificationSpecial Hazards Certification
- CertificationFire Alarm Certification
- CertificationSpecial Hazards Certification
- CertificationSpecial Hazards Certification
- LicenseFRANCOS PIZZERIA LLC: Handbill Distribution L&I license filing marked closed
- PermitZoning/use
- PermitSign
- PermitElectrical
- PermitMechanical
- PermitAlteration
- PermitElectrical
- PermitPlumbing
- InspectionCI INSP
- PermitAddition
- InspectionCI INSP
- L&I violationCERTIFICATION
- InspectionCI INSP
- PermitZoning/use
- AppealZoning board appeal
- LicenseFRANCOS PIZZERIA LLC: Dumpster License - Public ROW L&I license filing initially issued
- LicenseFRANCOS PIZZERIA LLC: Food Preparing and Serving business license initially issued
- LicenseFELLAS PIZZA INC: Handbill Distribution L&I license filing marked inactive
- PermitPlumbing
- LicenseFRANCOS PIZZERIA LLC: Handbill Distribution L&I license filing initially issued
- InspectionBC INSP (likely: building-code inspection)
- LicenseFELLAS PIZZA INC: Handbill Distribution L&I license filing initially issued
- L&I violationCAL LO (Commercial Activity License required)
- L&I violationOBTAIN LIC INDICATED (Obtain the license identified in the notice)
- InspectionBC INSP (likely: building-code inspection)
- LicenseTERESA IOVINE: Food Preparing and Serving business license marked inactive
- LicenseTERESA IOVINE: Food Preparing and Serving business license initially issued
Verify the public record
Property tax
$1,835/year estimated property tax
2026 taxable assessment $131,100 × 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 $165,800. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8711426502026 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
Individual owner on record
Individual name redacted
$ / sq ft
$126
assessed value ÷ interior sqft
Interior area
1,316 sqft
Lot size
724 sqft
Built
1875
Zoning
CMX1
Block context
2500 block of Tulip St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2571 Tulip St · 2569 Tulip 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.
FRANCOS PIZZERIA LLCActive
Food Preparing and Serving · Initial issue date Oct 27, 2010 · Filed expiration Apr 30, 2027
TERESA IOVINEInactive
Food Preparing and Serving · Initial issue date May 6, 2002 · Terminal license date Apr 30, 2003
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 31 dated rows
- CertificationSpecial Hazards Certification
Certification BC-2026-002751 · Certified
Expires 2027-01-28
- CertificationFire Alarm Certification
Certification BC-2025-012188 · Certified
Expires 2026-05-06
- CertificationSpecial Hazards Certification
Certification BC-2025-003234 · Certified
Expires 2026-02-05
- CertificationSpecial Hazards Certification
Certification BC-2024-010648 · Certified
Expires 2025-02-06
- License terminal eventFRANCOS PIZZERIA LLC: Handbill Distribution L&I license filing marked closed
License 490412 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- PermitZoning/use
Permit 1012913 · COMPLETED
FOR THE ERECTION OF ONE WRAP AROUND AWNING (FLAT WALL) SIGNS WITH NO COPY ON ANY SIDE ON AN EXISTING ATTACHED STRUCTURE (SIZE AND LOCATION AS SHOWN ON THE PLAN).SIGN ACCESSORY TO A PREVIOUSLY APPROVED TAKE OUT RESTAURANT WITH SINGLE FAMILY DWELLING ABOVE.
- PermitSign
Permit 1012915 · COMPLETED
INSTALL AWNING WITH TWO FLAT WALL SIGN ON IT ON BOTH SIDES PER ATTACHED STRUCTURAL DRAWINGS
- PermitElectrical
Permit 1004840 · COMPLETED
RELOCATE EXISTING 200AMP SERVICE FROM REAR TO NORTH SIDE OF BUILDING AS PER NEC 2017 EAST DISTRICT
- PermitMechanical
Permit 1002787 · COMPLETED
EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. INSTALL (1) 1975 CFM, 57K BTU HVAC UNIT WITH DUCTWORK.
- PermitAlteration
Permit 999130 · COMPLETED
EZ EXTERIOR WALL COVERINGS-STUCCO EXTERIOR WALLS FOR THE APPLICATIONS OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS.
- PermitElectrical
Permit 989716 · COMPLETED
INSTALL ELECTRICAL WIRING/DEVICES AS PER 2014 NEC
- PermitPlumbing
Permit 989477 · COMPLETED
REPAIR EXISTING STACK,WATER AND WASTE LINES FOR WATER CLOSET,LAV,URINAL,SEWAGE INJECTOR.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004
- InvestigationCI INSP
Case 678252 · PASSED
The cited inspection visit was marked passed.
- PermitAddition
Permit 966344 · COMPLETED
NEW 1 STORY REAR ADDITION (7 1/8"X14 /12") FOR USE BY EXISTING PIZZERIA REMOVE EXISTING & REBUILD REAR DECK (2ND FLR) FOR ACCESS TO EXISTING DWELLING UNIT. REMOVE EXISTING & REBUILD STAIRS FROM SIDEWALK TO 2ND FLR FOR ACESS TO EXISTING DWELLING UNIT. ALL MEANS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK.
- InvestigationCI INSP
Case 678252 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationCERTIFICATION
Case 678252 · Violation 5033186 · Code FC-13-915 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 678252 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitZoning/use
Permit 644005 · COMPLETED
TO ENCLOSE REAR YARD SPACE OF 1ST FLOOR FOR ONE STORY REAR STRUCTURE FOR USE WITH EXISTING PIZZA SHOP AND TO RE-BUILD DECK.
- AppealZoning board appeal
Appeal 26563 · CLOSED · Granted
Related permit 644005 · PERMIT FOR THE PARTIAL DEMOLITION OF EXISTING STRUCTURE TO REMOVE REAR DECK AT SECOND FLOOR LEVEL. FOR THE ERECTION OF A ONE (1) STORY ADDITION TO THE REAR OF AN EXISTING ATTACHED STRUCTURE. FOR THE ERECTION A ROOF DECK ABOVE ONE STORY ADDI
- License issue eventFRANCOS PIZZERIA LLC: Dumpster License - Public ROW L&I license filing initially issued
License 520895 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventFRANCOS PIZZERIA LLC: Food Preparing and Serving business license initially issued
License 517995 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventFELLAS PIZZA INC: Handbill Distribution L&I license filing marked inactive
License 448473 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitPlumbing
Permit 287982 · COMPLETED
3/4 WATER DISTRIBUTION
- License issue eventFRANCOS PIZZERIA LLC: Handbill Distribution L&I license filing initially issued
License 490412 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationBC INSP (likely: building-code inspection)
Case 164010 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- License issue eventFELLAS PIZZA INC: Handbill Distribution L&I license filing initially issued
License 448473 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- ViolationCAL LO (Commercial Activity License required)
Case 164010 · Violation 977147 · Code 19-2602.1/1 · COMPLIED
Philadelphia Code §19-2602(1) requires a Commercial Activity License before conducting business in the city. City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationOBTAIN LIC INDICATED (Obtain the license identified in the notice)
Case 164010 · Violation 977148 · 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.
- InvestigationBC INSP (likely: building-code inspection)
Case 164010 · 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 terminal eventTERESA IOVINE: Food Preparing and Serving business license marked inactive
License 205505 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventTERESA IOVINE: Food Preparing and Serving business license initially issued
License 205505 · 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 27, 2026, 4:11 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)