2026 assessment
$86K
OPA value, not a listing price
Mixed-use property report
2953 N 24th St
2 stories1,800 sqftCMX1built 1940
Property at a glanceMixed-use
Avanti Dritto LLC
2027 published assessment
$99K
Future roll, not the current tax bill
Location
2900 block of N 24th St
ZIP 19132
Neighborhood area
Strawberry Mansion · North Philadelphia
Approximate · based on ZIP 19132
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 $99,000. It is not yet the billed-year tax basis.
- OPA assessment · 2016$53K 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$53K 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$64K 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$65K 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$66K 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$66K 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$66K 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$65K 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$65K 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$86K 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$86K 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$99K 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 · 2018Deed / sale $32KA 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 · 2023Deed / sale $60KA 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 · 2026-01-20Change 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 ↗
- L&I violation · 2007-06-05CAL PROHIBITED CONDUCTA 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 · 2007-06-05BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2007-06-05BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2006-08-22BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2006-08-22BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2007-07-12CEASE 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 · 2008-02-11BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2011-01-13CEASE 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 · 2011-01-13CEASE 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 · 2011-04-13CEASE 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 · 2011-05-20PRECOURT (likely: pre-court compliance inspection)A follow-up before or during enforcement escalation; confirm the case sequence in the City file.What Philadelphia inspections check ↗
- License · 2025-03-06Azouz Deli Inc: 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 · 2006-05-12ZHAO SHAN CHEN (NEW GARDEN): 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 · 2020-06-29ZHAO SHAN CHEN (NEW GARDEN): 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 · 2005-01-14ZHAO SHAN & LIN SHAO RU CHEN (T/A NEW GARDEN): 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 · 2012-10-16ZHAO SHAN & LIN SHAO RU CHEN (T/A NEW GARDEN): 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 · 2024-09-18Special 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 · 2025-11-21LIRB-C Other L&IA 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 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 record21 events · exact dates, newest first
- PermitChange of Use
- AppealLIRB-C Other L&I
- LicenseAzouz Deli Inc: Food Establishment, Retail Permanent Location business license initially issued
- CertificationSpecial Hazards Certification
- Deed / saleDeed / sale $60K
- LicenseZHAO SHAN CHEN (NEW GARDEN): Food Preparing and Serving business license marked inactive
- Deed / saleDeed / sale $32K
- LicenseZHAO SHAN & LIN SHAO RU CHEN (T/A NEW GARDEN): Food Preparing and Serving business license marked inactive
- InspectionPRECOURT (likely: pre-court compliance inspection)
- InspectionCEASE INSP (likely: cease-operations compliance inspection)
- InspectionCEASE INSP (likely: cease-operations compliance inspection)
- InspectionCEASE INSP (likely: cease-operations compliance inspection)
- InspectionBC INSP (likely: building-code inspection)
- InspectionCEASE INSP (likely: cease-operations compliance inspection)
- L&I violationCAL PROHIBITED CONDUCT
- InspectionBC INSP (likely: building-code inspection)
- InspectionBC INSP (likely: building-code inspection)
- InspectionBC INSP (likely: building-code inspection)
- InspectionBC INSP (likely: building-code inspection)
- LicenseZHAO SHAN CHEN (NEW GARDEN): Food Preparing and Serving business license initially issued
- LicenseZHAO SHAN & LIN SHAO RU CHEN (T/A NEW GARDEN): Food Preparing and Serving business license initially issued
Verify the public record
Property tax
$1,205/year estimated property tax
2026 taxable assessment $86,100 × 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 $99,000. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8715165002026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
$16.95 was recorded for this parcel in Philadelphia's June 2022 delinquency snapshot for 2021. That amount may have been paid, reduced, or increased since; it is not a current payoff figure.
$13.86 principal$0.72 interest$0.83 penalty$1.54 other charges
The snapshot’s 2022 context used $66,000 total assessment, $66,000 taxable, and $0 exempt/abated. Those historical fields can differ from today’s OPA exemption status.
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
Where the record looks off
Conflicts in City paperwork. Flags on the data, not the property.
Marked vacant, but it just sold
The assessor's condition code says vacant, yet a $60,000 sale was recorded in 2023. One side of the record is stale — condition codes come from drive-by field visits that can lag years behind.
Property report
Mixed-use property
Mixed-use, recorded in the City's mixed-use category. The public record and owner trail follow.
$17 · Jun 2022 delinquency snapshot
What it is
Mixed-use
Row W/Off Str 2 Sty Mason
Owner
Avanti Dritto LLC
$ / sq ft
$55
assessed value ÷ interior sqft
Interior area
1,800 sqft
Lot size
1,086 sqft
Stories
2
Built
1940
Zoning
CMX1
Recorded owner
Who's behind it
Avanti Dritto LLC · corporate / LLC owner
• Tax bills mail to Po Box 452, Cos Cob CT, 06807 — outside Philadelphia
Block context
2900 block of N 24th St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2951 N 24th St · 2949 N 24th St
L&I license dates · data through Jul 28, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
Azouz Deli IncActive
Food Establishment, Retail Permanent Location · Initial issue date Mar 6, 2025 · Filed expiration Mar 5, 2027
ZHAO SHAN CHEN (NEW GARDEN)Inactive
Food Preparing and Serving · Initial issue date May 12, 2006 · Terminal license date Jun 29, 2020
ZHAO SHAN & LIN SHAO RU CHEN (T/A NEW GARDEN)Inactive
Food Preparing and Serving · Initial issue date Jan 14, 2005 · Terminal license date Oct 16, 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 21 dated rows
- PermitChange of Use
Permit ZP-2025-010847 · Issued
Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries
- AppealLIRB-C Other L&I
Appeal HA-2025-003016 · Closed · Complete
Does not agree with the violation and/or action taken by the city See attached
- License issue eventAzouz Deli Inc: Food Establishment, Retail Permanent Location business license initially issued
License 0973060 · Active
License event. Registration does not prove present operation or storefront occupancy.
- CertificationSpecial Hazards Certification
Certification BC-2024-025543 · Certified
Expires 2025-09-18
- Recorded transfer$60K transfer
2023
- License terminal eventZHAO SHAN CHEN (NEW GARDEN): Food Preparing and Serving business license marked inactive
License 351151 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$32K transfer
2018
- License terminal eventZHAO SHAN & LIN SHAO RU CHEN (T/A NEW GARDEN): Food Preparing and Serving business license marked inactive
License 205994 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationPRECOURT (likely: pre-court compliance inspection)
Case 76269 · PASSED
A follow-up before or during enforcement escalation; confirm the case sequence in the City file. The cited inspection visit was marked passed.
- InvestigationCEASE INSP (likely: cease-operations compliance inspection)
Case 115782 · PASSED
Legacy inspection shorthand; verify whether a cease-operations order existed and its current status. The cited inspection visit was marked passed.
- InvestigationCEASE INSP (likely: cease-operations compliance inspection)
Case 76269 · 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.
- InvestigationCEASE INSP (likely: cease-operations compliance inspection)
Case 76269 · CLOSED
Legacy inspection shorthand; verify whether a cease-operations order existed and its current status. City marked the record closed; open the case for the closing reason.
- InvestigationBC INSP (likely: building-code inspection)
Case 147283 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- InvestigationCEASE INSP (likely: cease-operations compliance inspection)
Case 115782 · 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.
- ViolationCAL PROHIBITED CONDUCT
Case 115782 · Violation 622948 · Code 19-2602.4/1 · 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 115782 · 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.
- InvestigationBC INSP (likely: building-code inspection)
Case 115782 · 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.
- InvestigationBC INSP (likely: building-code inspection)
Case 76269 · 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.
- InvestigationBC INSP (likely: building-code inspection)
Case 76269 · 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 eventZHAO SHAN CHEN (NEW GARDEN): Food Preparing and Serving business license initially issued
License 351151 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventZHAO SHAN & LIN SHAO RU CHEN (T/A NEW GARDEN): Food Preparing and Serving business license initially issued
License 205994 · 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 29, 2026, 12:22 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)