2026 assessment
$216K
OPA value, not a listing price
Mixed-use property report
2700 S Hutchinson St
Research this property with Analyst →1,496 sqftCMX1built 1930
Property at a glanceApartment building
Individual owner on record
2027 published assessment
$236K
Future roll, not the current tax bill
Location
2700 block of S Hutchinson St
ZIP 19148
Neighborhood area
Pennsport · Lower Moyamensing
Approximate · based on ZIP 19148
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 $236,300. It is not yet the billed-year tax basis.
- OPA assessment · 2016$127K 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$127K 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$178K 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$165K 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$185K 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$185K 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$185K 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$233K 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$233K 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$216K 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$216K 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$236K 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 · 2017Deed / sale $150KA 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 ↗
- L&I violation · 2013-05-22ANNUAL 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 · 2013-05-22INT-LAWFUL SLEEPING AREAS-RESA 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 · 2013-05-22FIRE EXTING-INSTALL TYPE KA 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 · 2013-05-22AFES-COMM KITCH SERVICE & CERTA 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 · 2013-05-22FIRE-COMM KITCH EXHAUST CLEANA 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 · 2013-05-22HCEU 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 · 2013-05-22HCEU 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 · 2013-07-17HCEU 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 · 2013-07-17HCEU 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 · 2013-08-27HCEU 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 · 2017-03-10BRUNO & MARISA FIORENZA: 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 · 2009-05-14JOSEPH MACK (MACK'S BOARDWALK PIZZA): 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 · 2018-06-29JOSEPH MACK (MACK'S BOARDWALK PIZZA): 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 · 2004-06-25JOAN MCREYNOLDS: 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 · 2012-12-22JOAN MCREYNOLDS: 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 · 2003-05-05JANICE NASUTI: 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 · 2004-04-30JANICE NASUTI: 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 · 2002-06-13SUSAN PALUMBO: 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 · 2003-04-30SUSAN PALUMBO: 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 · 2001-04-15RALPH FIORENZA (VANCE ELLEN J): 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 · 2015-04-29RALPH FIORENZA (VANCE ELLEN J): 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 assessmentAssessmentDeed / saleL&I violationInspectionLicense
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 record22 events · exact dates, newest first
- LicenseJOSEPH MACK (MACK'S BOARDWALK PIZZA): Food Preparing and Serving business license marked inactive
- LicenseBRUNO & MARISA FIORENZA: Rental landlord or residential registration initially issued
- Deed / saleDeed / sale $150K
- LicenseRALPH FIORENZA (VANCE ELLEN J): Rental landlord or residential registration 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 violationANNUAL CERT FIRE ALARM
- L&I violationINT-LAWFUL SLEEPING AREAS-RES
- L&I violationFIRE EXTING-INSTALL TYPE K
- L&I violationAFES-COMM KITCH SERVICE & CERT
- L&I violationFIRE-COMM KITCH EXHAUST CLEAN
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- LicenseJOAN MCREYNOLDS: Food Preparing and Serving business license marked inactive
- LicenseJOSEPH MACK (MACK'S BOARDWALK PIZZA): Food Preparing and Serving business license initially issued
- LicenseJOAN MCREYNOLDS: Food Preparing and Serving business license initially issued
- LicenseJANICE NASUTI: Food Preparing and Serving business license marked inactive
- LicenseJANICE NASUTI: Food Preparing and Serving business license initially issued
- LicenseSUSAN PALUMBO: Food Preparing and Serving business license marked inactive
- LicenseSUSAN PALUMBO: Food Preparing and Serving business license initially issued
- LicenseRALPH FIORENZA (VANCE ELLEN J): Rental landlord or residential registration initially issued
Verify the public record
Property tax
$3,028/year estimated property tax
2026 taxable assessment $216,300 × 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 $236,300. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8711846002026 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
Apartment building, recorded in the City's mixed-use category. The public record and owner trail follow.
What it is
Apartment building
Str/Off+Apt 2 Sty Masonry
Owner
Individual owner on record
Individual name redacted
$ / sq ft
$158
assessed value ÷ interior sqft
Licensed units
2
active rental license
Interior area
1,496 sqft
Lot size
1,408 sqft
Built
1930
Zoning
CMX1
Block context
2700 block of S Hutchinson St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2702 S Hutchinson St · 2704 S Hutchinson 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.
JOSEPH MACK (MACK'S BOARDWALK PIZZA)Inactive
Food Preparing and Serving · Initial issue date May 14, 2009 · Terminal license date Jun 29, 2018
JOAN MCREYNOLDSInactive
Food Preparing and Serving · Initial issue date Jun 25, 2004 · Terminal license date Dec 22, 2012
JANICE NASUTIInactive
Food Preparing and Serving · Initial issue date May 5, 2003 · Terminal license date Apr 30, 2004
SUSAN PALUMBOInactive
Food Preparing and Serving · Initial issue date Jun 13, 2002 · Terminal license date Apr 30, 2003
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
BRUNO & MARISA FIORENZAActive
Rental · Initial issue date Mar 10, 2017 · Filed expiration Mar 9, 2027
RALPH FIORENZA (VANCE ELLEN J)Inactive
Rental · Initial issue date Apr 15, 2001 · Terminal license date Apr 29, 2015
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 22 dated rows
- License terminal eventJOSEPH MACK (MACK'S BOARDWALK PIZZA): Food Preparing and Serving business license marked inactive
License 473699 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventBRUNO & MARISA FIORENZA: Rental landlord or residential registration initially issued
License 731473 · Active
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$150K transfer
2017
- License terminal eventRALPH FIORENZA (VANCE ELLEN J): Rental landlord or residential registration marked inactive
License 250154 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 383379 · CLOSED
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. City marked the record closed; open the case for the closing reason.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 383379 · 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 383391 · 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.
- ViolationANNUAL CERT FIRE ALARM
Case 383379 · Violation 2919363 · Code FC-915.1/3 · CLOSEDCASE
City marked the case closed; that does not mean the original condition never existed.
- ViolationINT-LAWFUL SLEEPING AREAS-RES
Case 383391 · Violation 2813043 · Code PM-404.3/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE EXTING-INSTALL TYPE K
Case 383391 · Violation 2813042 · Code FC-904.11/5 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationAFES-COMM KITCH SERVICE & CERT
Case 383391 · Violation 2813041 · Code FC-904.11/4 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE-COMM KITCH EXHAUST CLEAN
Case 383391 · Violation 2813040 · Code FC-904.11/1 · 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 383379 · 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 383391 · 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 terminal eventJOAN MCREYNOLDS: Food Preparing and Serving business license marked inactive
License 208057 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventJOSEPH MACK (MACK'S BOARDWALK PIZZA): Food Preparing and Serving business license initially issued
License 473699 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventJOAN MCREYNOLDS: Food Preparing and Serving business license initially issued
License 208057 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventJANICE NASUTI: Food Preparing and Serving business license marked inactive
License 207097 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventJANICE NASUTI: Food Preparing and Serving business license initially issued
License 207097 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventSUSAN PALUMBO: Food Preparing and Serving business license marked inactive
License 205221 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventSUSAN PALUMBO: Food Preparing and Serving business license initially issued
License 205221 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventRALPH FIORENZA (VANCE ELLEN J): Rental landlord or residential registration initially issued
License 250154 · 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, 8:56 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)