2026 assessment
$1.4M
OPA value, not a listing price
Apartment building report
4408 Lancaster Ave
5 stories12,600 sqftCMX2built 2024
Property at a glanceApartments
Terra Firma 4408 Lancaster LLC
2027 published assessment
$1.6M
Future roll, not the current tax bill
Location
4400 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 $1,630,500. It is not yet the billed-year tax basis.
- OPA assessment · 2026$1.4M 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$1.6M 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 · 2021-05-25Combined Lot Line Relocation and New Dev…This 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 · 2022-01-05New 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 · 2022-05-23New 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 · 2023-01-13New 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 · 2023-02-08Rough-InThis 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 · 2023-07-12New 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 · 2023-07-14New 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 · 2023-12-04New 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 · 2023-12-29New 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 · 2026-02-20Change 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 ↗
- Permit · 2026-06-25Addition 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 · 2026-07-17AlterationsThis 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 · 2022-06-17EXTERIOR 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 ↗
- Inspection · 2022-06-17L&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 · 2023-02-06ARCHITECT/ENGINEER SERVICESA 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 · 2023-02-06L&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 ↗
- Inspection · 2022-07-22L&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 ↗
- License · 2024-09-03Terra Firma 4408 Lancaster 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 ↗
- Certification · 2024-09-18Emergency and Standby Power Systems 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 · 2025-01-05Emergency and Standby Power Systems 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 · 2025-01-05Fire 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 · 2026-02-24Emergency and Standby Power Systems 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 · 2026-02-24Fire 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 ↗
- Appeal · 2021-05-18ZBA Permit Denial - VarianceA 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 ↗
- Appeal · 2023-04-21BBS UnsafeA 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 assessmentAssessmentL&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 record25 events · exact dates, newest first
- PermitAlterations
- PermitAddition and/or Alteration
- CertificationEmergency and Standby Power Systems Certification
- CertificationFire Alarm Certification
- PermitChange of Use
- CertificationEmergency and Standby Power Systems Certification
- CertificationFire Alarm Certification
- CertificationEmergency and Standby Power Systems Certification
- LicenseTerra Firma 4408 Lancaster LLC: Rental landlord or residential registration initially issued
- PermitNew Construction
- PermitNew Construction or Additions
- PermitNew Construction
- PermitNew Construction
- AppealBBS Unsafe
- PermitRough-In
- L&I violationARCHITECT/ENGINEER SERVICES
- InspectionL&I investigation
- PermitNew Construction or Additions
- InspectionL&I investigation
- L&I violationEXTERIOR AREA WEEDS
- InspectionL&I investigation
- PermitNew Construction
- PermitNew construction, addition, GFA change
- PermitCombined Lot Line Relocation and New Dev…
- AppealZBA Permit Denial - Variance
Verify the public record
Property tax
$4,456/year estimated property tax
2026 taxable assessment $318,362 × 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 $1,630,500. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8810009632026 OPA taxes $318,362 of $1,447,100 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 Commer < Acre
Owner
Terra Firma 4408 Lancaster LLC
$ / sq ft
$129
below the $147 median for 2,826 apartments parcels citywide
Corridor
Lancaster Avenue/44th-50th
city commercial corridor
Licensed units
9
active rental license
Interior area
12,600 sqft
Lot size
1,260 sqft
Stories
5
Built
2024
Zoning
CMX2
Recorded owner
Who's behind it
Terra Firma 4408 Lancaster LLC · corporate / LLC owner
• Owns 2 properties across Philadelphia under this name, assessed at $1.7M combined
• Tax bills mail to 4408 Lancaster Ave #404, Philadelphia PA, 19104
• Holds an active rental license for this address
Block context
4400 block of Lancaster Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 4406 Lancaster Ave · 4410 Lancaster Ave
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.
No L&I business license is on record at this address in data through Jul 25, 2026.
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
Terra Firma 4408 Lancaster LLCActive
Rental · Initial issue date Sep 3, 2024 · Filed expiration Sep 2, 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 25 dated rows
- PermitAlterations
Permit PP-2026-006809 · Issued
CHANGE OF OCCUPANCY TO COMMERCIAL BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS Installation of drain and water lines to 1 bi-level water fountain and 1 kitchenette with sink, connect to existing plumbing system.
- PermitAddition and/or Alteration
Permit CP-2026-002021 · Issued
FOR LEVEL II INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN USE & OCCUPANCY CLASSIFICATION TO GROUP E CHILD DAY CARE CENTER AT THE 1ST FLOOR. EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING WORK, AND FIRE SUPPRESSION WORK.
- CertificationEmergency and Standby Power Systems Certification
Certification BC-2026-005983 · Certified
Expires 2027-02-24
- CertificationFire Alarm Certification
Certification BC-2026-005978 · Certified
Expires 2027-02-24
- PermitChange of Use
Permit ZP-2026-001452 · Issued
Child Care - Child Care Center
- CertificationEmergency and Standby Power Systems Certification
Certification BC-2025-024546 · Certified
Expires 2026-01-05
- CertificationFire Alarm Certification
Certification BC-2025-024541 · Certified
Expires 2026-01-05
- CertificationEmergency and Standby Power Systems Certification
Certification BC-2025-002885 · Certified
Expires 2025-09-18
- License issue eventTerra Firma 4408 Lancaster LLC: Rental landlord or residential registration initially issued
License 0960261 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitNew Construction
Permit MP-2023-004611 · Completed
FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING HEAT PUMPS, AIR CONDENSERS, REGISTERS AND DIFFUSERS WITH ALL ASSOCIATED DUCTWORK AND ACCESSORIES AS PER PLANS.
- PermitNew Construction or Additions
Permit PP-2022-018619 · Completed
INSTALL 11 HOT WATER HEATERS, 17 WATER CLOSETS, 15 SHOWER/TUBS, 17 LAVATORIES, 9 WASHING MACHINE BOXES, 9 KITCHEN SINKS, 2 MOP SINKS, 2 BACKFLOW PREVENTERS, 3 ROOF DRAINS, 4 AREA DRAINS, 2 SUMP PUMPS, 2 BACKWATER VALVES, 10 HUB DRAINS, 1 FLOOR DRAIN AND 2 HOSE BIBBS ACCORDING TO THE 2018 PPC.
- PermitNew Construction
Permit FP-2023-001349 · Completed
FOR THE ERECTION OF A NEW FIRE SUPPRESSION SYSTEM INCLUDING A SPRINKLER SYSTEM DESIGNED PER NFPA 13 STANDARD AND STANDPIPES DESIGNED PER NFPA 14 STANADRD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS.
- PermitNew Construction
Permit EP-2023-001252 · Completed
Install 1600 amp, 1ph, 120/240v main service. Install 12-gang meter module. Install all new wiring throughout 9 apartments, 2 commercial spaces & common area. Install cable tv wiring as per 2017 NEC. Install fire alarm system throughout as per 2016 NFPA 72.
- AppealBBS Unsafe
Appeal HA-2023-001147 · Closed · Continued
See Attached
- PermitRough-In
Permit EP-2023-001254 · Expired
Rough-In Permit for EP-2023-001252 Install 1600a 1ph, 120/240v main service. Install 12 gang meter module. Install all new wiring throughout 9 apartments, 2 commercial spaces & common area. Install fire alarm system throughout as per nfpa72. Install cable tv wiring as per 2017 nec
- ViolationARCHITECT/ENGINEER SERVICES
Case CF-2023-009989 · Violation VI-2023-007790 · Code A-304.1/1 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2023-009989 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitNew Construction or Additions
Permit PP-2023-000170 · Completed
Supply and install (2) new 1.5” water service main to building Supply (2) new 1.5” meter Supply and install (1) new 8” sewer line main to building Supply and install (1) new 6” curb traps Supply and install new 8” curb trap Supply and install (2) new fresh air inlets Supply and install new 6” line curb to building
- InvestigationL&I investigation
Case CF-2022-059833 · PASSED
The cited inspection visit was marked passed.
- ViolationEXTERIOR AREA WEEDS
Case CF-2022-059833 · Violation VI-2022-043342 · 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.
- InvestigationL&I investigation
Case CF-2022-059833 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitNew Construction
Permit CP-2021-009408 · Completed
FOR NEW CONSTRUCTION OF FIVE-STORY ATTACHED BUILDING WITH CELLAR, ROOF DECK, ROOF-DECK ACCESS STRUCTURE PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13 AND STANDPIPES PER NFPA 14. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION.
- PermitNew construction, addition, GFA change
Permit ZP-2021-016592 · Completed
**Under Unity-of-Use Agreement approved by ZP-2020-005542** For the erection of an attached structure (w/roof deck and pilot house enclosing access stairs only), size and location as shown on plan/application; applicant must record Unity-of-Use Agreement prior to issuance of building permit; no change to height or footprint of building previously granted a ZBA variance under MI-2020-003391 on 4/21/2021.
- PermitCombined Lot Line Relocation and New Dev…
Permit ZP-2020-005542 · Issued
FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION) FOR USE AS VACANT COMMERCIAL USE ON THE 1ST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING (9 UNITS) ON THE 2ND - 5TH FLOOR
- AppealZBA Permit Denial - Variance
Appeal ZP-2020-005542 · Completed · Granted with conditions
Related permit ZP-2020-005542 · PERMIT FOR THE ESTABLISHMENT OF UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND TWO (2) PARCELS (4408 LANCASTER AVE AND 4410 LANCASTER AVE) TO PRESER
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, 11:36 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)