2026 assessment
$201K
OPA value, not a listing price
Mixed-use property report
5462 Ridge Ave
1,920 sqftCMX2built 1940
Property at a glanceMixed-use
Individual owner on record
2027 published assessment
$284K
Future roll, not the current tax bill
Location
5400 block of Ridge Ave
ZIP 19128
Neighborhood area
Roxborough
Approximate · based on ZIP 19128
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 $284,100. It is not yet the billed-year tax basis.
- OPA assessment · 2016$168K 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$168K 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$196K 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$202K 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$204K 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$204K 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$204K 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$189K 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$189K 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$201K 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$201K 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$284K 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 $155KA 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 · 2021-05-28Change 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 ↗
- License · 2022-06-09WILLBE'S CORNER (WillBe CORNER): Food Estab, Retail Non-Permanent Location (Annual) 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 · 2023-08-07WILLBE'S CORNER (WillBe CORNER): Food Estab, Retail Non-Permanent Location (Annual) L&I license filing 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 · 2021-06-07WILLBE'S CORNER (WillBe CORNER): Food Establishment, Retail Permanent Location 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 · 2024-08-05WILLBE'S CORNER (WillBe CORNER): Food Establishment, Retail Permanent Location 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 · 2013-11-22QUY K PHAM: 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 · 2016-04-29QUY K PHAM: 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 ↗
Property assessmentAssessmentDeed / salePermitLicense
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 record8 events · exact dates, newest first
- LicenseWILLBE'S CORNER (WillBe CORNER): Food Establishment, Retail Permanent Location business license marked inactive
- LicenseWILLBE'S CORNER (WillBe CORNER): Food Estab, Retail Non-Permanent Location (Annual) L&I license filing marked inactive
- LicenseWILLBE'S CORNER (WillBe CORNER): Food Estab, Retail Non-Permanent Location (Annual) L&I license filing initially issued
- LicenseWILLBE'S CORNER (WillBe CORNER): Food Establishment, Retail Permanent Location business license initially issued
- PermitChange of Use
- LicenseQUY K PHAM: Rental landlord or residential registration marked inactive
- LicenseQUY K PHAM: Rental landlord or residential registration initially issued
- Deed / saleDeed / sale $155K
Verify the public record
Property tax
$2,814/year estimated property tax
2026 taxable assessment $201,000 × 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 $284,100. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8714009002026 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
$148
assessed value ÷ interior sqft
Corridor
Ridge and Hermit
city commercial corridor
Interior area
1,920 sqft
Lot size
2,301 sqft
Built
1940
Zoning
CMX2
Block context
5400 block of Ridge Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 5460 Ridge Ave · 5458 Ridge Ave
L&I license dates · data through Jul 27, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
WILLBE'S CORNER (WillBe CORNER)Inactive
Food Establishment, Retail Permanent Location · Initial issue date Jun 7, 2021 · Terminal license date Aug 5, 2024
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
QUY K PHAMInactive
Rental · Initial issue date Nov 22, 2013 · Terminal license date Apr 29, 2016
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 8 dated rows
- License terminal eventWILLBE'S CORNER (WillBe CORNER): Food Establishment, Retail Permanent Location business license marked inactive
License 870215 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventWILLBE'S CORNER (WillBe CORNER): Food Estab, Retail Non-Permanent Location (Annual) L&I license filing marked inactive
License 897965 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventWILLBE'S CORNER (WillBe CORNER): Food Estab, Retail Non-Permanent Location (Annual) L&I license filing initially issued
License 897965 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventWILLBE'S CORNER (WillBe CORNER): Food Establishment, Retail Permanent Location business license initially issued
License 870215 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2021-005515 · Issued
Retail Sales - Food, Beverages, and Groceries
- License terminal eventQUY K PHAM: Rental landlord or residential registration marked inactive
License 611105 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventQUY K PHAM: Rental landlord or residential registration initially issued
License 611105 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$155K 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 28, 2026, 4:18 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)