2026 assessment
$189K
OPA value, not a listing price
Commercial property report
5525 Lancaster Ave
1 story1,140 sqftICMXbuilt 1920
Property at a glanceCommercial
S & E Bae LLC
2027 published assessment
$189K
Future roll, not the current tax bill
Location
5500 block of Lancaster Ave
ZIP 19131
Neighborhood area
Wynnefield · West Park
Approximate · based on ZIP 19131
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 $189,200. It is not yet the billed-year tax basis.
- OPA assessment · 2016$170K 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$170K 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$185K 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$170K 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$170K 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$170K 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$170K 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$186K 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$186K 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$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 · 2026$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 · 2027$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 ↗
- Deed / sale · 2023Deed / sale $300KA 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 ↗
- L&I violation · 2010-11-09VIOL 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 · 2010-11-09FIRE-ELECT CLEARANCE 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 · 2010-11-09AFES-COMM KITCH SERVICE & CERTA 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 · 2010-11-09FIRE EXTING-NEEDS INSP/TAG (Fire extinguisher needs inspection and a current service tag)Fire extinguisher needs inspection and a current service tagHow L&I violations and orders work ↗
- L&I violation · 2010-11-09EMERG LIGHTING DEFECTIVEA 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 · 2010-11-09EGRESS EXIT SIGNS VISIBILITYA 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 · 2010-11-09CI 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 · 2011-07-06VIOL BC 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 · 2016-09-01RUBBISH/GARBAGE EXTERIOR-OWNERA 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 · 2016-09-01CLIP VIOLATION NOTICEA 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 · 2016-09-01BLDG MATERIAL EXTERIOR-OWNERA 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 · 2016-09-01HIGH WEEDS-CUTA 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 · 2018-02-28ILLUMINATION EMERGENCY POWERA 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 · 2018-02-28FIRE SUPPRESSION CERTIFICATIONA 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 · 2018-02-28FIRE ALARM TESTED/CERTIFIEDA 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 · 2018-02-28CERTIFICATIONA 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 · 2018-02-28FIRE EXTINGUISHERS TAGGEDA 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 · 2018-02-28HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2011-06-15CI 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 · 2011-07-01BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2018-04-04HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- Inspection · 2018-04-09HCEU INSP (Housing Code Enforcement Unit inspection)A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended.What Philadelphia inspections check ↗
- License · 2023-12-06ACES DINER LLC (Ace Diner): 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 · 2019-05-062 Ace Diner Inc: Food Preparing and Serving (30+ SEATS) 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 · 2024-05-052 Ace Diner Inc: Food Preparing and Serving (30+ SEATS) business license marked revokedA 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 · 2018-06-30NEW ACE DINER INC: Food Preparing and Serving (30+ SEATS) 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 · 2019-08-28NEW ACE DINER INC: Food Preparing and Serving (30+ SEATS) 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 · 2008-09-08NEW ACE DINER 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 · 2008-09-08ACE DINER 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 · 2018-04-30NEW ACE DINER INC: Food Preparing and Serving business license marked closedA 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 · 2004-04-08ACE DINER 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 ↗
Property assessmentAssessmentDeed / saleL&I violationInspectionLicense
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 record32 events · exact dates, newest first
- License2 Ace Diner Inc: Food Preparing and Serving (30+ SEATS) business license marked revoked
- LicenseACES DINER LLC (Ace Diner): Food Preparing and Serving business license initially issued
- Deed / saleDeed / sale $300K
- LicenseNEW ACE DINER INC: Food Preparing and Serving (30+ SEATS) business license marked inactive
- License2 Ace Diner Inc: Food Preparing and Serving (30+ SEATS) business license initially issued
- LicenseNEW ACE DINER INC: Food Preparing and Serving (30+ SEATS) business license initially issued
- LicenseNEW ACE DINER INC: Food Preparing and Serving business license marked closed
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationILLUMINATION EMERGENCY POWER
- L&I violationFIRE SUPPRESSION CERTIFICATION
- L&I violationFIRE ALARM TESTED/CERTIFIED
- L&I violationCERTIFICATION
- L&I violationFIRE EXTINGUISHERS TAGGED
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationRUBBISH/GARBAGE EXTERIOR-OWNER
- L&I violationCLIP VIOLATION NOTICE
- L&I violationBLDG MATERIAL EXTERIOR-OWNER
- L&I violationHIGH WEEDS-CUT
- L&I violationVIOL BC MESSAGE
- InspectionBC INSP (likely: building-code inspection)
- InspectionCI INSP
- L&I violationVIOL C&I MESSAGE
- L&I violationFIRE-ELECT CLEARANCE REQ
- L&I violationAFES-COMM KITCH SERVICE & CERT
- L&I violationFIRE EXTING-NEEDS INSP/TAG (Fire extinguisher needs inspection and a current service tag)
- L&I violationEMERG LIGHTING DEFECTIVE
- L&I violationEGRESS EXIT SIGNS VISIBILITY
- InspectionCI INSP
- LicenseNEW ACE DINER INC: Food Preparing and Serving business license initially issued
- LicenseACE DINER INC: Food Preparing and Serving business license marked inactive
- LicenseACE DINER INC: Food Preparing and Serving business license initially issued
Verify the public record
Property tax
$2,648/year estimated property tax
2026 taxable assessment $189,200 × 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 $189,200. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8820073802026 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
Commercial property
Commercial, recorded in the City's commercial category. The public record and owner trail follow.
What it is
Commercial
Rest'Rnt W/O Bar Frame
Owner
S & E Bae LLC
$ / sq ft
$166
above the $151 median for 7,668 commercial parcels citywide
Corridor
Lancaster Avenue/53rd-60th
city commercial corridor
Interior area
1,140 sqft
Lot size
15,366 sqft
Stories
1
Built
1920
Zoning
ICMX
Recorded owner
Who's behind it
S & E Bae LLC · corporate / LLC owner
• Tax bills mail to 1127 Dairy Ln, Blue Bell PA, 19422 — outside Philadelphia
Block context
5500 block of Lancaster Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 5511 Lancaster Ave · 5524 Lancaster 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.
ACES DINER LLC (Ace Diner)Active
Food Preparing and Serving · Initial issue date Dec 6, 2023 · Filed expiration Dec 5, 2026
2 Ace Diner IncRevoked
Food Preparing and Serving (30+ SEATS) · Initial issue date May 6, 2019 · Terminal license date May 5, 2024
NEW ACE DINER INCInactive
Food Preparing and Serving (30+ SEATS) · Initial issue date Jun 30, 2018 · Terminal license date Aug 28, 2019
NEW ACE DINER INCClosed
Food Preparing and Serving · Initial issue date Sep 8, 2008 · Terminal license date Apr 30, 2018
ACE DINER INCInactive
Food Preparing and Serving · Initial issue date Apr 8, 2004 · Terminal license date Sep 8, 2008
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 32 dated rows
- License terminal event2 Ace Diner Inc: Food Preparing and Serving (30+ SEATS) business license marked revoked
License 811560 · Revoked
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventACES DINER LLC (Ace Diner): Food Preparing and Serving business license initially issued
License 939427 · Active
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$300K transfer
2023
- License terminal eventNEW ACE DINER INC: Food Preparing and Serving (30+ SEATS) business license marked inactive
License 781899 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue event2 Ace Diner Inc: Food Preparing and Serving (30+ SEATS) business license initially issued
License 811560 · Revoked
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventNEW ACE DINER INC: Food Preparing and Serving (30+ SEATS) business license initially issued
License 781899 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventNEW ACE DINER INC: Food Preparing and Serving business license marked closed
License 455866 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 623903 · PASSED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked passed.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 623903 · FAILED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationILLUMINATION EMERGENCY POWER
Case 623903 · Violation 4632183 · Code FC-13-1006.3 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE SUPPRESSION CERTIFICATION
Case 623903 · Violation 4632187 · Code FC-13-915.1A · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE ALARM TESTED/CERTIFIED
Case 623903 · Violation 4632186 · Code FC-13-915.1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationCERTIFICATION
Case 623903 · Violation 4632185 · Code FC-13-915 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE EXTINGUISHERS TAGGED
Case 623903 · Violation 4632184 · Code FC-13-906.2 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 623903 · FAILED
A legacy L&I inspection label. The unit inspected housing for property-maintenance, fire-prevention, and related code compliance; the separate status says how that visit ended. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationRUBBISH/GARBAGE EXTERIOR-OWNER
Case 553366 · Violation 4083914 · Code CP-305 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationCLIP VIOLATION NOTICE
Case 553366 · Violation 4083913 · Code CP-01 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationBLDG MATERIAL EXTERIOR-OWNER
Case 553366 · Violation 4083915 · Code CP-305A · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationHIGH WEEDS-CUT
Case 553366 · Violation 4083916 · Code CP-312A · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationVIOL BC MESSAGE
Case 285633 · Violation 2133368 · Code A-000.0/11 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBC INSP (likely: building-code inspection)
Case 285633 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- InvestigationCI INSP
Case 258129 · PASSED
The cited inspection visit was marked passed.
- ViolationVIOL C&I MESSAGE
Case 258129 · Violation 1882379 · Code A-000.0/10 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE-ELECT CLEARANCE REQ
Case 258129 · Violation 1882400 · Code FC-605.3/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationAFES-COMM KITCH SERVICE & CERT
Case 258129 · Violation 1882383 · Code FC-904.11/4 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE EXTING-NEEDS INSP/TAG (Fire extinguisher needs inspection and a current service tag)
Case 258129 · Violation 1882382 · Code FC-906.2/2 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEMERG LIGHTING DEFECTIVE
Case 258129 · Violation 1882381 · Code FC-1006.3/2 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEGRESS EXIT SIGNS VISIBILITY
Case 258129 · Violation 1882380 · Code FC-1011.1/2 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 258129 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventNEW ACE DINER INC: Food Preparing and Serving business license initially issued
License 455866 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventACE DINER INC: Food Preparing and Serving business license marked inactive
License 203080 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventACE DINER INC: Food Preparing and Serving business license initially issued
License 203080 · 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 28, 2026, 8:12 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)