2026 assessment
$119K
OPA value, not a listing price
Commercial property report
503 W Ruscomb St
2 stories2,160 sqftRM1built 1935
Property at a glanceCommercial
Vision Venture LLC
2027 published assessment
$367K
Future roll, not the current tax bill
Location
500 block of W Ruscomb St
ZIP 19120
Neighborhood area
Olney · Logan
Approximate · based on ZIP 19120
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 $367,200. It is not yet the billed-year tax basis.
- OPA assessment · 2016$91K 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$91K 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$100K 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$100K 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$101K 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$101K 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$101K 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$110K 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$110K 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$119K 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$119K 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$367K 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 · 2001Deed / sale $32KA 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 · 2023Deed / sale $110KA 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 · 2023-06-06Change 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 · 2023-12-04Certificate of Occupancy (CO) (may inclu…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 ↗
- L&I violation · 2008-03-12VIOLS-NONE FOUNDA 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 · 2008-03-12HC FAMILYA 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 · 2008-05-22VIOL C&I MESSAGEA 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 · 2008-05-22BATH/TOILET RM VENT EQUIP'D-NRA 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 · 2008-05-22EVAC DRILL-GRP E-CONDUCTA 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 · 2008-05-22AFES-COMM KITCH EXHAUST REQA 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 · 2008-05-22FIRE-COMM COOKING DEVICEA 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 · 2008-05-22CI INSPA 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 · 2023-12-19INSTALL/REPLACE STAIRWAYA 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 · 2023-12-19INSTALL/REPLACE STAIRWAYA 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 · 2023-12-19L&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 · 2008-07-11CI INSPA 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 · 2008-10-08CI INSPA 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 · 2024-01-17L&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 ↗
- License · 2023-09-26vision venture 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 · 2006-11-15DODSON MELINDA: 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 · 2012-12-22DODSON MELINDA: Rental 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 ↗
- License · 2012-12-22MELINDA DODSON (T/A CHILDREN'S IMAGES): Child Care Facility 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 ↗
- License · 2004-04-29MELINDA DODSON (T/A CHILDREN'S IMAGES): Child Care Facility 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 ↗
- Certification · 2023-12-12Fire 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 · 2025-05-01Fire 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 ↗
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 record25 events · exact dates, newest first
- CertificationFire Alarm Certification
- InspectionL&I investigation
- L&I violationINSTALL/REPLACE STAIRWAY
- L&I violationINSTALL/REPLACE STAIRWAY
- InspectionL&I investigation
- CertificationFire Alarm Certification
- PermitCertificate of Occupancy (CO) (may inclu…
- Licensevision venture llc: Rental landlord or residential registration initially issued
- PermitChange of Use
- Deed / saleDeed / sale $110K
- LicenseDODSON MELINDA: Rental landlord or residential registration marked inactive
- LicenseMELINDA DODSON (T/A CHILDREN'S IMAGES): Child Care Facility business license marked inactive
- InspectionCI INSP
- InspectionCI INSP
- L&I violationVIOL C&I MESSAGE
- L&I violationBATH/TOILET RM VENT EQUIP'D-NR
- L&I violationEVAC DRILL-GRP E-CONDUCT
- L&I violationAFES-COMM KITCH EXHAUST REQ
- L&I violationFIRE-COMM COOKING DEVICE
- InspectionCI INSP
- L&I violationVIOLS-NONE FOUND
- InspectionHC FAMILY
- LicenseDODSON MELINDA: Rental landlord or residential registration initially issued
- LicenseMELINDA DODSON (T/A CHILDREN'S IMAGES): Child Care Facility business license initially issued
- Deed / saleDeed / sale $32K
Verify the public record
Property tax
$1,662/year estimated property tax
2026 taxable assessment $118,700 × 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 $367,200. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8829245102026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.
A separate historical parcel ledger ending in 2016 records $260.72. It is shown as historical context only.
2016$260.72 total · $155.38 principal · $2.33 interest · $1.55 penalty
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
Where the record looks off
Conflicts in City paperwork. Flags on the data, not the property.
Assessment and sale price disagree hard
Assessed at $367K, but it traded for $110,000 in 2023 — a 3.3× gap. Could be a non-market deed the record doesn't label, or an assessment that hasn't caught up.
Property report
Commercial property
Commercial, recorded in the City's commercial category. The public record and owner trail follow.
What it is
Commercial
Misc Day Care Masonry
Owner
Vision Venture LLC
$ / sq ft
$170
above the $151 median for 7,668 commercial parcels citywide
Corridor
5th and Lindley
city commercial corridor
Interior area
2,160 sqft
Lot size
1,210 sqft
Stories
2
Built
1935
Zoning
RM1
Recorded owner
Who's behind it
Vision Venture LLC · corporate / LLC owner
• Tax bills mail to 2335 Douglas Ln, Hatboro PA, 19040 — outside Philadelphia
• Holds an active rental license for this address
Block context
500 block of W Ruscomb St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 505 W Ruscomb St · 507 W Ruscomb St
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.
MELINDA DODSON (T/A CHILDREN'S IMAGES)Inactive
Child Care Facility · Initial issue date Apr 29, 2004 · Terminal license date Dec 22, 2012
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
vision venture llcActive
Rental · Initial issue date Sep 26, 2023 · Filed expiration Sep 25, 2026
DODSON MELINDAInactive
Rental · Initial issue date Nov 15, 2006 · 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 25 dated rows
- CertificationFire Alarm Certification
Certification BC-2025-011697 · Certified
Expires 2026-05-01
- InvestigationL&I investigation
Case CF-2023-127337 · PASSED
The cited inspection visit was marked passed.
- ViolationINSTALL/REPLACE STAIRWAY
Case CF-2023-127337 · Violation VI-2023-097202 · Code R-312.1.1 · CLOSED
Resolution: CLOSED - ADMINISTRATIVELY City marked the record closed; open the case for the closing reason.
- ViolationINSTALL/REPLACE STAIRWAY
Case CF-2023-127337 · Violation VI-2023-097195 · Code R-311.5 · CLOSED
Resolution: CLOSED - ADMINISTRATIVELY City marked the record closed; open the case for the closing reason.
- InvestigationL&I investigation
Case CF-2023-127337 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- CertificationFire Alarm Certification
Certification BC-2023-025480 · Certified
Expires 2024-12-12
- PermitCertificate of Occupancy (CO) (may inclu…
Permit AP-2023-009278 · Issued
CO FOR A GROUP CHILD CARE (UP TO 12 CHILDREN) ON THE 1ST FLOOR ONLY.
- License issue eventvision venture llc: Rental landlord or residential registration initially issued
License 934156 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2023-005852 · Issued
Child Care - Group Child Care
- Recorded transfer$110K transfer
2023
- License terminal eventDODSON MELINDA: Rental landlord or residential registration marked inactive
License 391631 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventMELINDA DODSON (T/A CHILDREN'S IMAGES): Child Care Facility business license marked inactive
License 291967 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationCI INSP
Case 163283 · PASSED
The cited inspection visit was marked passed.
- InvestigationCI INSP
Case 163283 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationVIOL C&I MESSAGE
Case 163283 · Violation 1020130 · Code A-000.0/10 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationBATH/TOILET RM VENT EQUIP'D-NR
Case 163283 · Violation 1020134 · Code PM-503.1/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEVAC DRILL-GRP E-CONDUCT
Case 163283 · Violation 1020133 · Code FC-405.2/3 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationAFES-COMM KITCH EXHAUST REQ
Case 163283 · Violation 1020132 · Code FC-904.2/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE-COMM COOKING DEVICE
Case 163283 · Violation 1020131 · Code FC-610.2/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 163283 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationVIOLS-NONE FOUND
Case 150773 · Violation 1130727 · Code PM-000.0/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationHC FAMILY
Case 150773 · CLOSED
City marked the record closed; open the case for the closing reason.
- License issue eventDODSON MELINDA: Rental landlord or residential registration initially issued
License 391631 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventMELINDA DODSON (T/A CHILDREN'S IMAGES): Child Care Facility business license initially issued
License 291967 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$32K transfer
2001
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 24, 2026, 9:50 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)