2026 assessment
$113K
OPA value, not a listing price
Mixed-use property report
523 E Westmoreland St
1,620 sqftRSA5built 1935
Property at a glanceMixed-use
Individual owner on record
2027 published assessment
$136K
Future roll, not the current tax bill
Location
500 block of E Westmoreland St
ZIP 19134
Neighborhood area
Port Richmond · Kensington
Approximate · based on ZIP 19134
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 $136,000. It is not yet the billed-year tax basis.
- OPA assessment · 2016$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 · 2017$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 · 2018$49K 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$59K 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$59K 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$59K 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$59K 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$96K 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$96K 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$113K 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$113K 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$136K 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 · 2009-03-13UseThis 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 · 2009-06-30AlterationThis 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 · 2011-06-23UseThis 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 · 2012-04-27ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2012-05-11Major alterationA broad legacy permit work category for a substantial building alteration. It can include changed layouts, partitions, fixtures, finishes, structural work, or occupancy-related work, but only the approved scope and plans say what this permit actually authorized; separate trade permits may be required.What Philadelphia building permits can cover ↗
- Permit · 2012-07-16ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2012-10-22AdministrativeThis 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 · 2014-02-21UseThis 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 · 2014-02-24PlumbingThis permit category usually covers water, drainage, fixtures, or other plumbing 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 · 2016-11-10UseThis 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 · 2017-04-04AdministrativeThis 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 · 2018-04-03SuppressionThis permit category usually covers fire-suppression systems or related life-safety 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 · 2022-11-21AlterationsThis 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 · 2025-05-09AlterationsThis 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 ↗
- License · 2022-12-01JOMAR FOOD MARKET INC: Dumpster License - Private Property L&I license filing 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 · 2015-08-17SAM MINI MARKET 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 · 2020-06-29SAM MINI MARKET 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 ↗
- License · 2015-06-03VANESSA GARCIA: 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 · 2026-06-30VANESSA GARCIA: Rental landlord or residential registration marked expiredA 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 · 2014-03-14GABRI MOHAMMED (SAM MINI MARKET): 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 · 2015-06-29GABRI MOHAMMED (SAM MINI MARKET): 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 ↗
- License · 2010-08-12JOSE A GARCIA: 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 · 2014-02-27JOSE A GARCIA: 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 ↗
- Appeal · 2009-12-09Zoning board appealA 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 · 2014-02-12Zoning board appealA 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 assessmentAssessmentAppealPermitLicense
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
- LicenseVANESSA GARCIA: Rental landlord or residential registration marked expired
- PermitAlterations
- LicenseJOMAR FOOD MARKET INC: Dumpster License - Private Property L&I license filing initially issued
- PermitAlterations
- LicenseSAM MINI MARKET INC: Food Preparing and Serving business license marked inactive
- PermitSuppression
- PermitAdministrative
- PermitUse
- LicenseSAM MINI MARKET INC: Food Preparing and Serving business license initially issued
- LicenseGABRI MOHAMMED (SAM MINI MARKET): Food Preparing and Serving business license marked inactive
- LicenseVANESSA GARCIA: Rental landlord or residential registration initially issued
- LicenseGABRI MOHAMMED (SAM MINI MARKET): Food Preparing and Serving business license initially issued
- LicenseJOSE A GARCIA: Rental landlord or residential registration marked inactive
- PermitPlumbing
- PermitUse
- AppealZoning board appeal
- PermitAdministrative
- PermitElectrical
- PermitMajor alteration
- PermitElectrical
- PermitUse
- LicenseJOSE A GARCIA: Rental landlord or residential registration initially issued
- AppealZoning board appeal
- PermitAlteration
- PermitUse
Verify the public record
Property tax
$1,582/year estimated property tax
2026 taxable assessment $113,000 × 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 $136,000. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8715133402026 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 2 Sty Mason
Owner
Individual owner on record
Individual name redacted
$ / sq ft
$84
assessed value ÷ interior sqft
Interior area
1,620 sqft
Lot size
863 sqft
Built
1935
Zoning
RSA5
Block context
500 block of E Westmoreland St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 521 E Westmoreland St · 525 E Westmoreland St
L&I license dates · data through Jul 23, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
SAM MINI MARKET INCInactive
Food Preparing and Serving · Initial issue date Aug 17, 2015 · Terminal license date Jun 29, 2020
GABRI MOHAMMED (SAM MINI MARKET)Inactive
Food Preparing and Serving · Initial issue date Mar 14, 2014 · Terminal license date Jun 29, 2015
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
VANESSA GARCIAExpired
Rental · Initial issue date Jun 3, 2015 · Terminal license date Jun 30, 2026
JOSE A GARCIAInactive
Rental · Initial issue date Aug 12, 2010 · Terminal license date Feb 27, 2014
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
- License terminal eventVANESSA GARCIA: Rental landlord or residential registration marked expired
License 666876 · Expired
License event. Registration does not prove present operation or storefront occupancy.
- PermitAlterations
Permit PP-2025-006018 · Completed
Repair/ Replace curb trap and fresh air inlet
- License issue eventJOMAR FOOD MARKET INC: Dumpster License - Private Property L&I license filing initially issued
License 911727 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitAlterations
Permit PP-2022-016147 · Completed
REPAIR/REPLACE FAI
- License terminal eventSAM MINI MARKET INC: Food Preparing and Serving business license marked inactive
License 674493 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitSuppression
Permit 863165 · COMPLETED
TO INSTALL A NEW FIRE SUPPRESSION SYSTEM. FOR A 4'-0" HOOD.
- PermitAdministrative
Permit 767886 · COMPLETED
TO AMEND PERMIT# 715981 TO REFLECT CORRECT ADDRESS AS 523 E. WESTMORELAND STREET.
- PermitUse
Permit 735830 · COMPLETED
TO ADD HOT KITCHEN TO EXISTIGN GROCERY STORE WITH COLD FOOD.
- License issue eventSAM MINI MARKET INC: Food Preparing and Serving business license initially issued
License 674493 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventGABRI MOHAMMED (SAM MINI MARKET): Food Preparing and Serving business license marked inactive
License 621413 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventVANESSA GARCIA: Rental landlord or residential registration initially issued
License 666876 · Expired
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventGABRI MOHAMMED (SAM MINI MARKET): Food Preparing and Serving business license initially issued
License 621413 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventJOSE A GARCIA: Rental landlord or residential registration marked inactive
License 511418 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitPlumbing
Permit 520996 · COMPLETED
3 FIXTURES WITH PIPING FOR COMMERCIAL KITCHEN
- PermitUse
Permit 512366 · COMPLETED
RETAIL SALE OF FOOD BEVERAGES AND GROCERIES ON 1ST FLOOR WITH A SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT.
- AppealZoning board appeal
Appeal 22094 · CLOSED · Granted with conditions
Related permit 512366 · PERMIT IS FOR RETAIL GROCERY STORE TO INCLUDE ACCESSORY PREPARING AND SERVING OF HOT AND COLD FOOD (RETAIL SALE OF FOOD BEVERAGES AND GROCERIES) ON 1ST FLOOR WITH A SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE CREATES A CONDITION O
- PermitAdministrative
Permit 429745 · COMPLETED
AMEND PERMIT AP# 401610 TO RECORD FIELD CONDITION ENCLOSING OF PARTITION WALL AT REAR FIRST FLOOR STAIRS, AS INDICATED.
- PermitElectrical
Permit 409302 · COMPLETED
9 SMOKE DETECTORS,2 PULL STATIONS 2 HORN & STROBE AS PER 2008 NEC & NFPA72(MIXED USE:COMMERCIAL + SFD)
- PermitMajor alteration
Permit 401610 · COMPLETED
INTERIOR / EXTERIOR ALTERATIONS, POST FIRE CLEANOUT : 1ST FLOOR NEW DRYWALL, INTERIOR NON LOAD BEARING PARTITIONS, FIR OUT INTERIOR WALLS, STUCCO WALLS, NEW FINISHES 1ST & 2ND FLOORS, CEILING AND INSULATION, REPLACE IN KIND FRAMING - 1 HOUR ENCLOSED EXISTING STAIRS TO 2ND FLOOR/ 1 HOUR FLOOR /CEILING SEPARATION REQUIRED BETWEEN 1ST-2ND FLOORS WITH 5/8" TYPE X GWB, FIT OUT 1ST FLOOR SPACE CHANGE IN USE WITH NO CHANGE IN OCCUPANCY CLASSIFICATION. ADD'L PERMITS REQ: ELECTRICAL, PLUMBING, HVAC. EXISTING PRE CODE BUSINESS AND 1 FAMILY USES IN 2 STORY STRUCTURE, CO FOR RECORD. NO ALTERATIONS/CHANGES TO EXISTING FRONT ENTRANCE DOOR/STEPS.
- PermitElectrical
Permit 401778 · COMPLETED
NEW ELECTRICAL SVCS ON 1ST FL STORE;100AMP,2ND FL APT 100 AMP HOUSE PANEL,60AMPS,27 RECEPTS,13 SW,17 LIGHT FIXTURES,5 SMOKES,1 CARBON MONOXIDE W/SMOKE COMBO AS PER 2008 NEC
- PermitUse
Permit 235605 · COMPLETED
REGISTER USE AS A BEAUTY SALON ON FIRST FLOOR WITH ONE APARTMENT ON THE SECOND FLOOR
- License issue eventJOSE A GARCIA: Rental landlord or residential registration initially issued
License 511418 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- AppealZoning board appeal
Appeal 10029 · CLOSED · Granted with conditions
Related permit 235605 · PERMIT FOR A BEAUTY SALON WITH AN ACCESSORY SIGN AS PERMITTED IN C1 COMMERCIAL ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE.
- PermitAlteration
Permit 223503 · COMPLETED
INTERIOR ALTERATIONS: APPLY DRYWALL TO EXISTING PARTITIONS AND CEILINGS THROUGHOUT THE THIRD FLOOR, APPLY NEW FLOOR COVERING THROUGHOUT ANS INSTALL NEW REPLACEMENT WINDOWS AND DOORS.
- PermitUse
Permit 205145 · COMPLETED
USE TO SFD
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
- Neighborhood income & rents: US Census ACS 5-year estimates
- Historical mortgage rates: Freddie Mac Primary Mortgage Market Survey, annual averages
- Imagery: Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 24, 2026, 1:56 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)