2026 assessment
$749K
OPA value, not a listing price
Mixed-use property report
4054 W Girard Ave
Research this property with Analyst →3 stories3,744 sqftCMX2built 2023
Property at a glanceMixed-use
La88 Investment INC
2027 published assessment
$805K
Future roll, not the current tax bill
Location
4000 block of W Girard 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 $804,900. It is not yet the billed-year tax basis.
- OPA assessment · 2025$749K 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$749K 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$805K 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 · 2021-10-13New 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 · 2022-11-17New 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 · 2023-05-02New 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 · 2023-07-24New 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 · 2023-07-25New 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 · 2023-07-26Change 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 ↗
- Permit · 2023-08-08New 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 ↗
- Permit · 2023-08-14Addition and/or AlterationThis 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 · 2023-09-09New 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 ↗
- Permit · 2023-10-20Addition and/or AlterationsThis 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 · 2020-08-31EXTERIOR AREA WEEDSA 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 · 2020-08-31VACANT STRUCTURE & LANDA 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 · 2020-08-31L&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 ↗
- L&I violation · 2021-08-26EXTERIOR AREA WEEDSA 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 · 2021-08-26RUBBISH & GARBAGEA 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 · 2021-08-26L&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 ↗
- L&I violation · 2022-01-24EXTERIOR AREA WEEDSA 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 · 2022-01-24RUBBISH & GARBAGEA 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 · 2022-01-24L&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 ↗
- L&I violation · 2022-08-01EXTERIOR AREA WEEDSA 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 · 2022-08-01RUBBISH & GARBAGEA 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 · 2022-08-01L&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 · 2020-09-15L&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 · 2021-06-22L&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 · 2021-10-05L&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 · 2021-11-18L&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 · 2022-02-07L&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 · 2022-08-30L&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 · 2025-04-09LA88 INVESTMENT INC (LA88 INVESTMENT INC ): 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 ↗
Property assessmentAssessmentL&I violationPermitInspectionLicense
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 record29 events · exact dates, newest first
- LicenseLA88 INVESTMENT INC (LA88 INVESTMENT INC ): Rental landlord or residential registration initially issued
- PermitAddition and/or Alterations
- PermitNew Construction or Additions
- PermitAddition and/or Alteration
- PermitNew Construction or Additions
- PermitChange of Use
- PermitNew Construction
- PermitNew Construction
- PermitNew Construction
- PermitNew Construction
- InspectionL&I investigation
- L&I violationEXTERIOR AREA WEEDS
- L&I violationRUBBISH & GARBAGE
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationEXTERIOR AREA WEEDS
- L&I violationRUBBISH & GARBAGE
- InspectionL&I investigation
- InspectionL&I investigation
- PermitNew construction, addition, GFA change
- InspectionL&I investigation
- L&I violationEXTERIOR AREA WEEDS
- L&I violationRUBBISH & GARBAGE
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationEXTERIOR AREA WEEDS
- L&I violationVACANT STRUCTURE & LAND
- InspectionL&I investigation
Verify the public record
Property tax
$3,424/year estimated property tax
2026 taxable assessment $244,642 × 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 $804,900. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8710002512026 OPA taxes $244,642 of $748,800 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.”
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
Vacant Land Commer < Acre
Owner
La88 Investment INC
$ / sq ft
$215
assessed value ÷ interior sqft
Corridor
40th and Girard
city commercial corridor
Licensed units
3
active rental license
Interior area
3,744 sqft
Lot size
1,638 sqft
Stories
3
Built
2023
Zoning
CMX2
Recorded owner
Who's behind it
La88 Investment INC · corporate / LLC owner
• Tax bills mail to 9921 Bustleton Ave, Philadelphia PA, 19152
• Holds an active rental license for this address
Block context
4000 block of W Girard Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 4052 W Girard Ave · 4056 W Girard Ave
L&I license dates · data through Jul 31, 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 31, 2026.
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
LA88 INVESTMENT INC (LA88 INVESTMENT INC )Active
Rental · Initial issue date Apr 9, 2025 · Filed expiration Apr 8, 2027
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 29 dated rows
- License issue eventLA88 INVESTMENT INC (LA88 INVESTMENT INC ): Rental landlord or residential registration initially issued
License 0975859 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitAddition and/or Alterations
Permit MP-2023-004201 · Completed
FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING HEAT PUMPS, AIR HANDLERS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AS PER PLANS.
- PermitNew Construction or Additions
Permit PP-2023-009512 · Completed
INSTALL 3 WASHING MACHINE BOXES, 3 KITCHEN SINKS, 3 HUB DRAINS, 1 FLOOR DRAIN, 2 ROOF DRAINS, 1 BACKFLOW PREVENTER, 4 AREA DRAINS, 1 EJECTOR SUMP PUMP, 1 SUMP PUMP, 2 BACKWATER VALVES, 3 HOT WATER HEATERS, 1 WATER HYRANT, 6 WATER CLOSETS, 6 SHOWER/TUBS AND 6 LAVATORIES ACCORDING TO THE 2018 PPC AND PER PLANS.
- PermitAddition and/or Alteration
Permit CP-2023-004220 · Completed
FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, REPAIR/REPLACEMENT OF STAIRS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS OFFICE-BUSINESS AND PROFESSIONAL. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMTIS TO BE OBTAINED FOR ALL OTHER WORK. ****************************************** AMENDMENT: FOR THE ADDITION OF RESTROOM AT FRONT OF BASEMENT AND THE RELOCATION OF RESTROOM AT FRONT OF FIRST FLOOR.
- PermitNew Construction or Additions
Permit PP-2023-010615 · Completed
INSTALL MD, CT, FAI 7 & 1-1/2" WDP FROM THE CURB INTO HOUSE Installation of a new 6" sewer line from the street to the house Installation of a new 6" storm line from the street to the house Installation of a new 1.5" water line from the street to the house
- PermitChange of Use
Permit ZP-2023-007328 · Issued
Office - Business and Professional
- PermitNew Construction
Permit FP-2023-001701 · Completed
INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 AND 13R THROUGHOUT THE BUILDING TO INCLUDE 2" MAIN FIRE SERVICE LINE WITH A BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.
- PermitNew Construction
Permit MP-2023-002998 · Completed
FOR THE INSTALLATION OF NEW HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-004973 FOR ASSOCIATED BUILDING PERMIT.
- PermitNew Construction
Permit EP-2023-003459 · Completed
INSTALL A 500 AMP 120/240 1 PHASE SERVICE, (5) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (3) 150 AMP PANELS & FEEDERS, (1) 125 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SHELL SPACE & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & 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. ** AMEND PERMIT TO INCLUDE THE FIT OUT OF THE 1ST FLOOR COMMERCIAL SPACE. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, & RECEPTACLES. PROVIDE POWER FOR THE HVAC EQUIPMENT. INSTALL ADDITIONAL FIRE ALARM DEVICES ON THE EXISTING FIRE ALARM SYSTEM.
- PermitNew Construction
Permit CP-2022-004973 · Completed
FOR THE ERECTION OF AN ATACHED, THREE-STORY STRUCTURE OF TYPE VA CONSTRUCTION WITH A CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE. FOR A VACANT COMMERCIAL SPACE AT GROUND FLOOR AND BASEMENT (PARTIAL) AND THREE (3) DWELLING UNITS AS SHOWN.
- InvestigationL&I investigation
Case CF-2022-076748 · PASSED
The cited inspection visit was marked passed.
- ViolationEXTERIOR AREA WEEDS
Case CF-2022-076748 · Violation VI-2022-056155 · Code PM15-302.4 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationRUBBISH & GARBAGE
Case CF-2022-076748 · Violation VI-2022-056156 · Code PM15-308.1 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2022-076748 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2022-005716 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationEXTERIOR AREA WEEDS
Case CF-2022-005716 · Violation VI-2022-004318 · Code PM15-302.4 · COMPLIED
Resolution: COMPLIED - BY ENFORCEMENT ACTION City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationRUBBISH & GARBAGE
Case CF-2022-005716 · Violation VI-2022-004319 · Code PM15-308.1 · COMPLIED
Resolution: COMPLIED - BY ENFORCEMENT ACTION City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2022-005716 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2021-082515 · PASSED
The cited inspection visit was marked passed.
- PermitNew construction, addition, GFA change
Permit ZP-2021-009958 · Completed
FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE.COMMERCIAL SPACE TO BE LOCATED ALONG 100% OF THE BUILDING GROUND FLOOR FRONTAGE AND WITHIN 30FT OF BUILDING DEPTH . SIZE AND LOCATION AS SHOWN IN PLANS.
- InvestigationL&I investigation
Case CF-2021-082515 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationEXTERIOR AREA WEEDS
Case CF-2021-082515 · Violation VI-2021-059268 · Code PM15-302.4 · COMPLIED
Resolution: COMPLIED - BY ENFORCEMENT ACTION City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationRUBBISH & GARBAGE
Case CF-2021-082515 · Violation VI-2021-059269 · Code PM15-308.1 · COMPLIED
Resolution: COMPLIED - BY ENFORCEMENT ACTION City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2021-082515 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2020-057323 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2020-057323 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationEXTERIOR AREA WEEDS
Case CF-2020-057323 · Violation VI-2020-032008 · Code PM15-302.4 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationVACANT STRUCTURE & LAND
Case CF-2020-057323 · Violation VI-2020-032009 · Code PM15-301 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2020-057323 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
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 Aug 1, 2026, 2:16 AM 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)