2026 assessment
$708K
OPA value, not a listing price
Mixed-use property report
4432 Lancaster Ave
3 stories3,540 sqftCMX2built 2022
Property at a glanceMixed-use
Individual owner on record
2027 published assessment
$708K
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 $708,000. It is not yet the billed-year tax basis.
- OPA assessment · 2022$18K 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$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 · 2024$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 · 2025$708K 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$708K 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$708K 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 · 2019Land record $29KA 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 · 2020-09-18New 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 · 2020-10-04New 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 · 2020-10-30Addition 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 ↗
- Permit · 2020-12-15New 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 · 2021-01-18New 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 · 2021-03-02New 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 · 2021-05-06New 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 ↗
- L&I violation · 2024-07-25PERIODIC 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 ↗
- L&I violation · 2024-07-25SUPPRESSION SYSTEM 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 · 2024-07-25INTERIOR 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 · 2024-07-25PLUMBING SYSTEMS- GENERALA 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 · 2024-07-26L&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 ↗
- Inspection · 2024-08-20L&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 · 2022-01-03Mahari 4432 REal Estate 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 · 2008-01-23LEMUEL THORNTON: 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 · 2012-12-22LEMUEL THORNTON: 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 ↗
- Certification · 2024-08-13Fire 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 · 2024-08-14Sprinkler 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 · 2025-07-29Fire 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 · 2025-08-11Sprinkler 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 assessmentAssessmentLand buyL&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 record21 events · exact dates, newest first
- CertificationSprinkler Certification
- CertificationFire Alarm Certification
- InspectionL&I investigation
- CertificationSprinkler Certification
- CertificationFire Alarm Certification
- InspectionL&I investigation
- L&I violationPERIODIC TESTING
- L&I violationSUPPRESSION SYSTEM TESTING & MAINTENANCE
- L&I violationINTERIOR SURFACES
- L&I violationPLUMBING SYSTEMS- GENERAL
- LicenseMahari 4432 REal Estate LLC: Rental landlord or residential registration initially issued
- PermitNew Construction or Additions
- PermitNew Construction or Additions
- PermitNew Construction
- PermitNew Construction
- PermitAddition and/or Alterations
- PermitNew Construction
- PermitNew construction, addition, GFA change
- Land buyLand record $29K
- LicenseLEMUEL THORNTON: Vacant Residential Property / Lot landlord or residential registration marked inactive
- LicenseLEMUEL THORNTON: Vacant Residential Property / Lot landlord or residential registration initially issued
Verify the public record
Property tax
$1,982/year estimated property tax
2026 taxable assessment $141,600 × 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 $708,000. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8710000672026 OPA taxes $141,600 of $708,000 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.”
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
Individual owner on record
Individual name redacted
$ / sq ft
$200
assessed value ÷ interior sqft
Corridor
Lancaster Avenue/44th-50th
city commercial corridor
Licensed units
3
active rental license
Interior area
3,540 sqft
Lot size
1,608 sqft
Stories
3
Built
2022
Zoning
CMX2
Block context
4400 block of Lancaster Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 4430 Lancaster Ave · 4434 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.
Mahari 4432 REal Estate LLCActive
Rental · Initial issue date Jan 3, 2022 · Filed expiration Jan 2, 2027
LEMUEL THORNTONInactive
Vacant Residential Property / Lot · Initial issue date Jan 23, 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 21 dated rows
- CertificationSprinkler Certification
Certification BC-2025-021979 · Certified
Expires 2026-08-11
- CertificationFire Alarm Certification
Certification BC-2025-021322 · Certified
Expires 2026-07-29
- InvestigationL&I investigation
Case CF-2024-080578 · PASSED
The cited inspection visit was marked passed.
- CertificationSprinkler Certification
Certification BC-2024-023095 · Certified
Expires 2025-08-14
- CertificationFire Alarm Certification
Certification BC-2024-023234 · Certified
Expires 2025-08-13
- InvestigationL&I investigation
Case CF-2024-080578 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationPERIODIC TESTING
Case CF-2024-080578 · Violation VI-2024-063174 · 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.
- ViolationSUPPRESSION SYSTEM TESTING & MAINTENANCE
Case CF-2024-080578 · Violation VI-2024-063175 · Code F-903.5 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationINTERIOR SURFACES
Case CF-2024-080578 · Violation VI-2024-063176 · Code PM15-305.3 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPLUMBING SYSTEMS- GENERAL
Case CF-2024-080578 · Violation VI-2024-063179 · Code PM15-504.1 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- License issue eventMahari 4432 REal Estate LLC: Rental landlord or residential registration initially issued
License 884725 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitNew Construction or Additions
Permit PP-2021-004182 · Completed
New three story mixed use structure. Interior plumbing for commercial at first floor and three dwelling units. Water supply, waste water, and sprinkler system.
- PermitNew Construction or Additions
Permit PP-2021-003269 · Completed
CURB TRAPS, FAI, MAIN DRAIN & WATER SERVICE PPC 2018
- PermitNew Construction
Permit FP-2020-002155 · Completed
FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A THREE (3) INCH BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT REQUIRED FOR ANY OTHER WORK.
- PermitNew Construction
Permit EP-2020-009229 · Completed
600 AMP Service with complete interior wiring per attached plans as per 2017 NEC. Install fire alarm as per 2016 NFPA 72.
- PermitAddition and/or Alterations
Permit MP-2020-005057 · Completed
EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS NOT ALLOWED ON THIS PERMIT UNLESS ON APPROVED BUILDING PLANS*
- PermitNew Construction
Permit CP-2020-000688 · Completed
FOR THE ERECTION OF A THREE STORY BUILDING CONSISTING OF BUSINESS AND PROFESSIONAL OFFICE ON FIRST FLOOR FRONT WITH THREE DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK.
- PermitNew construction, addition, GFA change
Permit ZP-2020-005574 · Issued
FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN.
- Land recordLand record
2019
- License terminal eventLEMUEL THORNTON: Vacant Residential Property / Lot landlord or residential registration marked inactive
License 433879 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventLEMUEL THORNTON: Vacant Residential Property / Lot landlord or residential registration initially issued
License 433879 · 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, 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)