2026 assessment
$610K
OPA value, not a listing price
Apartment building report
403 N Simpson St
3 stories6,075 sqftRM1built 2024
Property at a glanceApartments
Modern West Lofts LLC
2027 published assessment
$1.0M
Future roll, not the current tax bill
Location
400 block of N Simpson St
ZIP 19151
Neighborhood area
Overbrook · Overbrook Farms
Approximate · based on ZIP 19151
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 $1,017,400. It is not yet the billed-year tax basis.
- OPA assessment · 2025$500K 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$610K 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$1.0M 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 ↗
- Land buy · 2011Land record $19KA land-record event associated with this parcel. Review the recorded instrument to determine whether it reflects a conveyance, parcel change, or another filing.How to read the recorded document ↗
- Land buy · 2021Land record $125KA land-record event associated with this parcel. Review the recorded instrument to determine whether it reflects a conveyance, parcel change, or another filing.How to read the recorded document ↗
- Permit · 2021-11-18New construction, addition, GFA changeThis 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 · 2022-04-11New 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 · 2022-06-07New 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 · 2022-08-01New 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 · 2022-09-16New 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 · 2023-04-12New Construction or AdditionsThis 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 ↗
- License · 2025-06-05Modern West Loft LLC: 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 · 2008-02-25SCOTT MENDELSOHN (AGNT - HABANA HOLDING CORP): Vacant Residential Property / Lot 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 · 2012-12-22SCOTT MENDELSOHN (AGNT - HABANA HOLDING CORP): Vacant Residential Property / Lot 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 assessmentAssessmentLand buyPermitLicense
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 record11 events · exact dates, newest first
- LicenseModern West Loft LLC: Rental landlord or residential registration initially issued
- PermitNew Construction or Additions
- PermitNew Construction
- PermitNew Construction
- PermitNew Construction
- PermitNew Construction
- PermitNew construction, addition, GFA change
- Land buyLand record $125K
- LicenseSCOTT MENDELSOHN (AGNT - HABANA HOLDING CORP): Vacant Residential Property / Lot landlord or residential registration marked inactive
- Land buyLand record $19K
- LicenseSCOTT MENDELSOHN (AGNT - HABANA HOLDING CORP): Vacant Residential Property / Lot landlord or residential registration initially issued
Verify the public record
Property tax
$1,302/year estimated property tax
2026 taxable assessment $93,025 × 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 $1,017,400. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8810007332026 OPA taxes $93,025 of $610,000 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.”
Building report
Apartment building
Apartments, recorded in the City's apartments category. The public record and owner trail follow.
What it is
Apartments
Vacant Land Reside < Acre
Owner
Modern West Lofts LLC
$ / sq ft
$167
above the $147 median for 2,826 apartments parcels citywide
Licensed units
6
active rental license
Interior area
6,075 sqft
Lot size
2,500 sqft
Stories
3
Built
2024
Zoning
RM1
Recorded owner
Who's behind it
Modern West Lofts LLC · corporate / LLC owner
• Owns 2 properties across Philadelphia under this name, assessed at $2.0M combined
• Tax bills mail to 290 Andrews Rd, Feasterville Trevose PA, 19053 — outside Philadelphia
• Holds an active rental license for this address
Block context
400 block of N Simpson St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 401 N Simpson St · 405 N Simpson 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.
Modern West Loft LLCActive
Rental · Initial issue date Jun 5, 2025 · Filed expiration Jun 4, 2027
SCOTT MENDELSOHN (AGNT - HABANA HOLDING CORP)Inactive
Vacant Residential Property / Lot · Initial issue date Feb 25, 2008 · Terminal license date Dec 22, 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 11 dated rows
- License issue eventModern West Loft LLC: Rental landlord or residential registration initially issued
License 0980839 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitNew Construction or Additions
Permit PP-2022-013079 · Completed
INSTALL 1-1/2 INCH WATER SERVICE, 1 HOUSE DRAIN, 1 CURB TRAP, 1 FAI, 14 WATER CLOSETS, 14 LAVATORIES, 14 SHOWER/TUBS, 6 KITCHEN SINKS, 6 WASHING MACHINE BOXES, 6 HUB DRAINS, 6 HOT WATER HEATERS, 5 ROOF DRAINS, 4 AREA DRAINS, 1 BACKFLOW PREVENTER AND 7 BACKWATER VALVES ACCORDING TO THE 2018 PPC.
- PermitNew Construction
Permit EP-2022-008809 · Completed
INSTALL A 600 AMP SERVICE, (7) GANG METER BANK, (6) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER, INSTALL WIRING THROUGHOUT THE COMMON AREAS & SIX DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES AND SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72.
- PermitNew Construction
Permit MP-2022-003091 · Completed
INSTALLATION OF NEW HVAC SYSTEM FOR A NEW CONSTRUCTION MULTI-FAMILY DWELLING AS PER APPROVED PLANS. *2018 IMC REVIEW*
- PermitNew Construction
Permit FP-2022-001318 · Completed
INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2" MAIN FIRE SERVICE LINE AND 2." DCV AMES 2000B BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. **AMENDED AS OF 5/9/2024 TO PROVIDE A 2" DCV WILKINS BACKFLOW PREVENTION SYSTEM AS PER APPROVED PLANS**
- PermitNew Construction
Permit CP-2022-000878 · Completed
FOR THE NEW CONSTRUCTION OF THREE (3) STORY ATTACHED TYPE VB BUILDING WITH A BASEMENT FOR THE USE AS MULTI-FAMILY (6 UNITS) DWELLINGS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE PHILADELPHIA BUILDING CODE. ***UNDERPINNING IS REQUIRED ***
- PermitNew construction, addition, GFA change
Permit ZP-2021-013628 · Completed
FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS.
- Land recordLand record
2021
- License terminal eventSCOTT MENDELSOHN (AGNT - HABANA HOLDING CORP): Vacant Residential Property / Lot landlord or residential registration marked inactive
License 436551 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Land recordLand record
2011
- License issue eventSCOTT MENDELSOHN (AGNT - HABANA HOLDING CORP): Vacant Residential Property / Lot landlord or residential registration initially issued
License 436551 · 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 23, 2026, 5:03 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)