2026 assessment
$142K
OPA value, not a listing price
Mixed-use property report
4048 Lancaster Ave
3,312 sqftCMX2built 1915
Property at a glanceMixed-use
4048 A & B LLC
2027 published assessment
$169K
Future roll, not the current tax bill
Location
4000 block of Lancaster Ave
ZIP 19104
Neighborhood area
University City · West Powelton
Approximate · based on ZIP 19104
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 $168,900. It is not yet the billed-year tax basis.
- OPA assessment · 2016$199K 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$199K 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$122K 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$125K 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$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 · 2021$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 · 2022$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 · 2023$116K 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$116K 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$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 · 2026$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 · 2027$169K 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 · 2000Deed / sale $100KA 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 · 2021Deed / 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 ↗
- Permit · 2018-03-20UseThis 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 ↗
- Inspection · 2018-03-20HCEU 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 ↗
- L&I violation · 2018-03-19INTERIOR SURFACESA 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 · 2018-03-19PERM Z- NEW USEA 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 · 2022-09-13WET CHEMICAL SYSTEM TESTA 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 · 2022-09-13SUBMISSION OF CERTIFICATIONSA 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 · 2022-09-13FIRE ALARM REQUIRED MIXED USEA 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 · 2022-09-13FIRE EXTINGUISHER SIZE & DISTRIBUTIONA 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 · 2022-09-13SMOKE BARRIERSA 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 · 2022-09-13ELECTRICAL- HAZARDA 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 · 2022-09-13TANKS OUT-OF-SERVICE 90 DAYSA 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 · 2022-09-13CONSTRUCTION PERMITSA 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 · 2025-01-27INSPECTION, TESTING & MAINTENANCEA 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 · 2025-01-27PERIODIC TESTINGA 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 · 2006-11-14BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2007-01-16BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2018-03-27HCEU 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 ↗
- Inspection · 2022-09-14L&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 · 2022-11-18L&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 · 2025-01-28L&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 · 2025-03-06L&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 ↗
- License · 2018-04-304048 LAV INC: Food Preparing and Serving (30+ SEATS) 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 · 2018-04-304048 LAV INC: Food Preparing and Serving business license 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 · 2005-01-064048 LAV 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 · 1999-04-25. (BRIANS ENTERPRISE 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 · 2000-04-30. (BRIANS ENTERPRISE 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 ↗
- Certification · 2022-06-06Fire 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 · 2022-10-04Special 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 · 2023-05-25Fire 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 · 2023-05-25Special 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 · 2024-04-18Fire 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 · 2024-04-18Special 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 ↗
- Certification · 2025-02-20Fire 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 · 2025-02-20Special 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 ↗
Property assessmentAssessmentDeed / saleL&I violationPermitInspectionLicenseCertification
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 record36 events · exact dates, newest first
- InspectionL&I investigation
- CertificationFire Alarm Certification
- CertificationSpecial Hazards Certification
- InspectionL&I investigation
- L&I violationINSPECTION, TESTING & MAINTENANCE
- L&I violationPERIODIC TESTING
- CertificationFire Alarm Certification
- CertificationSpecial Hazards Certification
- CertificationFire Alarm Certification
- CertificationSpecial Hazards Certification
- InspectionL&I investigation
- CertificationSpecial Hazards Certification
- InspectionL&I investigation
- L&I violationWET CHEMICAL SYSTEM TEST
- L&I violationSUBMISSION OF CERTIFICATIONS
- L&I violationFIRE ALARM REQUIRED MIXED USE
- L&I violationFIRE EXTINGUISHER SIZE & DISTRIBUTION
- L&I violationSMOKE BARRIERS
- L&I violationELECTRICAL- HAZARD
- L&I violationTANKS OUT-OF-SERVICE 90 DAYS
- L&I violationCONSTRUCTION PERMITS
- CertificationFire Alarm Certification
- Deed / saleDeed / sale $150K
- License4048 LAV INC: Food Preparing and Serving (30+ SEATS) business license initially issued
- License4048 LAV INC: Food Preparing and Serving business license marked closed
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- PermitUse
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationINTERIOR SURFACES
- L&I violationPERM Z- NEW USE
- InspectionBC INSP (likely: building-code inspection)
- InspectionBC INSP (likely: building-code inspection)
- License4048 LAV INC: Food Preparing and Serving business license initially issued
- License. (BRIANS ENTERPRISE INC): Food Preparing and Serving business license marked inactive
- Deed / saleDeed / sale $100K
- License. (BRIANS ENTERPRISE INC): Food Preparing and Serving business license initially issued
Verify the public record
Property tax
$1,981/year estimated property tax
2026 taxable assessment $141,500 × 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 $168,900. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8712853002026 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 3 Sty Mason
Owner
4048 A & B LLC
$ / sq ft
$51
assessed value ÷ interior sqft
Corridor
40th and Lancaster
city commercial corridor
Interior area
3,312 sqft
Lot size
1,600 sqft
Built
1915
Zoning
CMX2
Recorded owner
Who's behind it
4048 A & B LLC · corporate / LLC owner
• Tax bills mail to 4048 Lancaster Ave, Philadelphia PA, 19104
Block context
4000 block of Lancaster Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 4050 Lancaster Ave · 4044-46 Lancaster Ave
L&I license dates · data through Jul 24, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
4048 LAV INCActive
Food Preparing and Serving (30+ SEATS) · Initial issue date Apr 30, 2018 · Filed expiration Apr 29, 2027
4048 LAV INCClosed
Food Preparing and Serving · Initial issue date Jan 6, 2005 · Terminal license date Apr 30, 2018
. (BRIANS ENTERPRISE INC)Inactive
Food Preparing and Serving · Initial issue date Apr 25, 1999 · Terminal license date Apr 30, 2000
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 36 dated rows
- InvestigationL&I investigation
Case CF-2025-005634 · PASSED
The cited inspection visit was marked passed.
- CertificationFire Alarm Certification
Certification BC-2025-004459 · Certified
Expires 2026-02-20
- CertificationSpecial Hazards Certification
Certification BC-2025-004458 · Certified
Expires 2026-02-20
- InvestigationL&I investigation
Case CF-2025-005634 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationINSPECTION, TESTING & MAINTENANCE
Case CF-2025-005634 · Violation VI-2025-004461 · Code F-901.6 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERIODIC TESTING
Case CF-2025-005634 · Violation VI-2025-004462 · Code F-901.6.4 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- CertificationFire Alarm Certification
Certification BC-2024-010942 · Certified
Expires 2025-04-18
- CertificationSpecial Hazards Certification
Certification BC-2024-010946 · Certified
Expires 2025-04-18
- CertificationFire Alarm Certification
Certification BC-2023-011211 · Certified
Expires 2024-05-25
- CertificationSpecial Hazards Certification
Certification BC-2023-011213 · Certified
Expires 2024-05-25
- InvestigationL&I investigation
Case CF-2022-094078 · PASSED
The cited inspection visit was marked passed.
- CertificationSpecial Hazards Certification
Certification BC-2022-013977 · Certified
Expires 2023-10-04
- InvestigationL&I investigation
Case CF-2022-094078 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationWET CHEMICAL SYSTEM TEST
Case CF-2022-094078 · Violation VI-2022-069149 · Code F-904.5.1 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationSUBMISSION OF CERTIFICATIONS
Case CF-2022-094078 · Violation VI-2022-069150 · Code F-901.6.4.2 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE ALARM REQUIRED MIXED USE
Case CF-2022-094078 · Violation VI-2022-069151 · Code F-1103.7.11 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE EXTINGUISHER SIZE & DISTRIBUTION
Case CF-2022-094078 · Violation VI-2022-069152 · Code F-906.3 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationSMOKE BARRIERS
Case CF-2022-094078 · Violation VI-2022-069153 · Code F-701.3 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationELECTRICAL- HAZARD
Case CF-2022-094078 · Violation VI-2022-069154 · Code PM15-604.3 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationTANKS OUT-OF-SERVICE 90 DAYS
Case CF-2022-094078 · Violation VI-2022-069155 · Code F-5003.2.6.1 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationCONSTRUCTION PERMITS
Case CF-2022-094078 · Violation VI-2022-069156 · Code F-105.1.4 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- CertificationFire Alarm Certification
Certification BC-2022-007827 · Certified
Expires 2023-06-06
- Recorded transfer$150K transfer
2021
- License issue event4048 LAV INC: Food Preparing and Serving (30+ SEATS) business license initially issued
License 774810 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License terminal event4048 LAV INC: Food Preparing and Serving business license marked closed
License 204185 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 625699 · 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.
- PermitUse
Permit 861054 · COMPLETED
FOR THE EXTENSION OF EXISTING SIT-DOWN RESTAURANT FROM FIRST FLOOR THROUGH SECOND FLOOR IN AN EXISTING STRUCTURE .NO SIGN ON THIS APPLICATION.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 625699 · 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.
- ViolationINTERIOR SURFACES
Case 625699 · Violation 4616893 · Code PM15-305.3 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERM Z- NEW USE
Case 625699 · Violation 4616892 · Code A-301.1/65 · 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 90588 · 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 90588 · 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 event4048 LAV INC: Food Preparing and Serving business license initially issued
License 204185 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- License terminal event. (BRIANS ENTERPRISE INC): Food Preparing and Serving business license marked inactive
License 203959 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$100K transfer
2000
- License issue event. (BRIANS ENTERPRISE INC): Food Preparing and Serving business license initially issued
License 203959 · 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
- Imagery: Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 25, 2026, 7:21 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)