The Block Report

House report

6954 Forrest Ave

3 bd1 ba2 stories1,146 sqftRSA5built 1925

Property at a glanceHouse

Entity-held

2026 assessment
$151K OPA value, not a listing price
From above · selected parcel outlined; choose a neighboring polygon to open it — imagery © Esri, Maxar

Assessment and City record timeline

Published City assessments for this house against its block and ZIP. Dated City filings are marked on the same line. Select one to read it. Assessments are tax-roll values, not sale prices or appraisals.

$0$100K$200KZIP 19138 (West Oak Lane) median$168K2004200820122016202020242027
Property assessmentBlock median & rangeZIP 19138 (West Oak Lane) medianAssessmentDeed / saleL&I violationPermitInspectionLicense

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 record54 events · exact dates, newest first
  1. InspectionL&I investigation
  2. InspectionL&I investigation
  3. L&I violationEXTERIOR AREA WEEDS
  4. InspectionL&I investigation
  5. L&I violationRUBBISH & GARBAGE
  6. L&I violationEXTERIOR AREA WEEDS
  7. InspectionL&I investigation
  8. L&I violationHIGH WEEDS-CUT
  9. L&I violationCLIP VIOLATION NOTICE
  10. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  11. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  12. InspectionPRECOURT (likely: pre-court compliance inspection)
  13. LicenseMBA Homes LLC: Rental landlord or residential registration initially issued
  14. InspectionVAC INSP
  15. L&I violationVACANT STRUCTURE LICENSE
  16. L&I violationEXTERIOR AREA SANITATION
  17. InspectionVAC INSP
  18. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  19. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  20. Deed / saleDeed / sale $42K
  21. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  22. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  23. L&I violationEXT S-EXTERIOR REPAIR/MAINTAIN
  24. L&I violationLICENSE-VAC RES BLDG (vacant residential building license required)
  25. L&I violationVACANT PROP STANDARD (likely: vacant-property enforcement standard)
  26. L&I violationEXT A-CLEAN WEEDS/PLANTS (Cut or remove weeds and overgrowth from the exterior area)
  27. L&I violationVACANT PROP STANDARD (likely: vacant-property enforcement standard)
  28. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  29. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  30. InspectionPRECOURT (likely: pre-court compliance inspection)
  31. InspectionPRECOURT (likely: pre-court compliance inspection)
  32. InspectionPRECOURT (likely: pre-court compliance inspection)
  33. InspectionPRECOURT (likely: pre-court compliance inspection)
  34. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  35. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  36. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  37. L&I violationLICENSE-VAC RES BLDG (vacant residential building license required)
  38. L&I violationEXT S-ROOF REPAIR (Repair the exterior roof)
  39. L&I violationVACANT PROP STANDARD (likely: vacant-property enforcement standard)
  40. L&I violationVACANT PROP STANDARD (likely: vacant-property enforcement standard)
  41. L&I violationEXT A-CLEAN WEEDS/PLANTS (Cut or remove weeds and overgrowth from the exterior area)
  42. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  43. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  44. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  45. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  46. L&I violationLICENSE-VAC RES BLDG (vacant residential building license required)
  47. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  48. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  49. L&I violationVACANT PROP STANDARD (likely: vacant-property enforcement standard)
  50. L&I violationEXT A-CLEAN WEEDS/PLANTS (Cut or remove weeds and overgrowth from the exterior area)
  51. InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
  52. LicenseSAMUEL VAUGHN: Rental landlord or residential registration marked inactive
  53. PermitPlumbing
  54. LicenseSAMUEL VAUGHN: Rental landlord or residential registration initially issued

Flags: active rental license. Informational only. Not investment advice or a consumer report (FCRA).

Verify the public record

$2,109/year estimated property tax

2026 taxable assessment $150,700 × 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 $167,600. It is not the 2026 billed-year value.

Current City balanceCheck Tax Center

Payments, credits, interest, and the current amount due are maintained by the City.

OPA 102518600
Open Philadelphia Tax Center →Use “View period balance” to inspect each tax year.
Exemption classificationNo exemption shown

2026 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.”

The property, on paper

OPA physical field record.

Bedrooms
3
Bathrooms
1
Stories
2
Interior
1,146 sqft livable area
Lot
1,500 sqft
Basement
Partial city code H
Heat
Undetermined city code H
Central air
No
Garage
1 space
Exterior condition
Average city code 4
Interior condition
Average city code 4
Quality grade
C+ assessor's grade
Zoning
RSA5 city zoning code

OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.

Recorded owner

Who's behind it

Mba Homes LLC · corporate / LLC owner

• Owns 10 properties across Philadelphia under this name, assessed at $1.8M combined
• Tax bills mail to 2337 Philmont Ave #103, Huntingdon Valley PA, 19006 — outside Philadelphia
• Holds an active rental license for this address

PA corporate registry ↗OpenCorporates ↗City record ↗

Block context

6900 block of Forrest Ave. Compare parcels, ownership, and public-record history.

See the whole block →

Next door: 6952 Forrest Ave  ·  6956 Forrest Ave

Business licenses at this address Latest pull

What L&I has registered at this OPA parcel, newest initial license date first.

Open the City record ↗

No L&I business license is on record at this address in data through Jul 24, 2026.

Landlord and residential filings

These are property registrations or landlord filings, not businesses operating at this address.

MBA Homes LLCActive

Rental · Initial issue date Apr 21, 2017 · Filed expiration Apr 20, 2027

SAMUEL VAUGHNInactive

Rental · Initial issue date Feb 19, 2004 · 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 54 dated rows
  1. InvestigationL&I investigation

    Case CF-2023-038757 · PASSED

    The cited inspection visit was marked passed.

  2. InvestigationL&I investigation

    Case CF-2023-038757 · FAILED

    The cited inspection visit was marked failed; later rows may show follow-up or resolution.

  3. ViolationEXTERIOR AREA WEEDS

    Case CF-2023-038757 · Violation VI-2023-029660 · Code PM15-302.4 · COMPLIED

    Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.

  4. InvestigationL&I investigation

    Case CF-2022-117199 · PASSED

    The cited inspection visit was marked passed.

  5. ViolationRUBBISH & GARBAGE

    Case CF-2022-117199 · Violation VI-2022-087560 · Code PM15-308.1 · COMPLIED

    Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.

  6. ViolationEXTERIOR AREA WEEDS

    Case CF-2022-117199 · Violation VI-2022-087559 · Code PM15-302.4 · COMPLIED

    Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.

  7. InvestigationL&I investigation

    Case CF-2022-117199 · FAILED

    The cited inspection visit was marked failed; later rows may show follow-up or resolution.

  8. ViolationHIGH WEEDS-CUT

    Case 634690 · Violation 4679029 · Code CP-312A · COMPLIED

    City marked this violation complied with; check the resolution date and live case for what was accepted.

  9. ViolationCLIP VIOLATION NOTICE

    Case 634690 · Violation 4679028 · Code CP-01 · COMPLIED

    City marked this violation complied with; check the resolution date and live case for what was accepted.

  10. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 463949 · 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.

  11. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 471628 · 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.

  12. InvestigationPRECOURT (likely: pre-court compliance inspection)

    Case 492864 · PASSED

    A follow-up before or during enforcement escalation; confirm the case sequence in the City file. The cited inspection visit was marked passed.

  13. License issue eventMBA Homes LLC: Rental landlord or residential registration initially issued

    License 736223 · Active

    License event. Registration does not prove present operation or storefront occupancy.

  14. InvestigationVAC INSP

    Case 550459 · CLOSED

    City marked the record closed; open the case for the closing reason.

  15. ViolationVACANT STRUCTURE LICENSE

    Case 550459 · Violation 4049760 · Code 9-3905 · CLOSEDCASE

    City marked the case closed; that does not mean the original condition never existed.

  16. ViolationEXTERIOR AREA SANITATION

    Case 550459 · Violation 4049761 · Code PM15-302.1 · CLOSEDCASE

    City marked the case closed; that does not mean the original condition never existed.

  17. InvestigationVAC INSP

    Case 550459 · FAILED

    The cited inspection visit was marked failed; later rows may show follow-up or resolution.

  18. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 492873 · 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.

  19. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 492864 · CLOSED

    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. City marked the record closed; open the case for the closing reason.

  20. Recorded transfer$42K transfer

    2016

  21. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 492864 · 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.

  22. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 492873 · 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.

  23. ViolationEXT S-EXTERIOR REPAIR/MAINTAIN

    Case 492864 · Violation 3825146 · Code PM-304.1/1 · COMPLIED

    City marked this violation complied with; check the resolution date and live case for what was accepted.

  24. ViolationLICENSE-VAC RES BLDG (vacant residential building license required)

    Case 492864 · Violation 3825145 · Code PM-102.4/2 · COMPLIED

    This usually records a requirement to obtain a Vacant Structure License for an unoccupied residential building. Check later license and compliance rows because it does not establish present vacancy or an unresolved violation. City marked this violation complied with; check the resolution date and live case for what was accepted.

  25. ViolationVACANT PROP STANDARD (likely: vacant-property enforcement standard)

    Case 492864 · Violation 3825147 · Code PM-306.0/1 · COMPLIED

    A legacy L&I label associated with vacant-property requirements. It may concern licensing, securing, or maintaining a vacant structure; the notice and cited code control, and this row alone does not prove the property is vacant now. City marked this violation complied with; check the resolution date and live case for what was accepted.

  26. ViolationEXT A-CLEAN WEEDS/PLANTS (Cut or remove weeds and overgrowth from the exterior area)

    Case 492873 · Violation 3726117 · Code PM-302.3/1 · COMPLIED

    City marked this violation complied with; check the resolution date and live case for what was accepted.

  27. ViolationVACANT PROP STANDARD (likely: vacant-property enforcement standard)

    Case 492873 · Violation 3726118 · Code PM-306.0/1 · COMPLIED

    A legacy L&I label associated with vacant-property requirements. It may concern licensing, securing, or maintaining a vacant structure; the notice and cited code control, and this row alone does not prove the property is vacant now. City marked this violation complied with; check the resolution date and live case for what was accepted.

  28. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 492864 · 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.

  29. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 492873 · 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.

  30. InvestigationPRECOURT (likely: pre-court compliance inspection)

    Case 429800 · CLOSED

    A follow-up before or during enforcement escalation; confirm the case sequence in the City file. City marked the record closed; open the case for the closing reason.

  31. InvestigationPRECOURT (likely: pre-court compliance inspection)

    Case 429800 · FAILED

    A follow-up before or during enforcement escalation; confirm the case sequence in the City file. The cited inspection visit was marked failed; later rows may show follow-up or resolution.

  32. InvestigationPRECOURT (likely: pre-court compliance inspection)

    Case 413557 · CLOSED

    A follow-up before or during enforcement escalation; confirm the case sequence in the City file. City marked the record closed; open the case for the closing reason.

  33. InvestigationPRECOURT (likely: pre-court compliance inspection)

    Case 413557 · FAILED

    A follow-up before or during enforcement escalation; confirm the case sequence in the City file. The cited inspection visit was marked failed; later rows may show follow-up or resolution.

  34. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 429800 · CLOSED

    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. City marked the record closed; open the case for the closing reason.

  35. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 429801 · CLOSED

    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. City marked the record closed; open the case for the closing reason.

  36. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 429800 · 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.

  37. ViolationLICENSE-VAC RES BLDG (vacant residential building license required)

    Case 429800 · Violation 3485365 · Code PM-102.4/2 · COMPLIED

    This usually records a requirement to obtain a Vacant Structure License for an unoccupied residential building. Check later license and compliance rows because it does not establish present vacancy or an unresolved violation. City marked this violation complied with; check the resolution date and live case for what was accepted.

  38. ViolationEXT S-ROOF REPAIR (Repair the exterior roof)

    Case 429800 · Violation 3485366 · Code PM-304.4/1 · COMPLIED

    City marked this violation complied with; check the resolution date and live case for what was accepted.

  39. ViolationVACANT PROP STANDARD (likely: vacant-property enforcement standard)

    Case 429800 · Violation 3485367 · Code PM-306.0/1 · COMPLIED

    A legacy L&I label associated with vacant-property requirements. It may concern licensing, securing, or maintaining a vacant structure; the notice and cited code control, and this row alone does not prove the property is vacant now. City marked this violation complied with; check the resolution date and live case for what was accepted.

  40. ViolationVACANT PROP STANDARD (likely: vacant-property enforcement standard)

    Case 429801 · Violation 3168944 · Code PM-306.0/1 · COMPLIED

    A legacy L&I label associated with vacant-property requirements. It may concern licensing, securing, or maintaining a vacant structure; the notice and cited code control, and this row alone does not prove the property is vacant now. City marked this violation complied with; check the resolution date and live case for what was accepted.

  41. ViolationEXT A-CLEAN WEEDS/PLANTS (Cut or remove weeds and overgrowth from the exterior area)

    Case 429801 · Violation 3168943 · Code PM-302.3/1 · COMPLIED

    City marked this violation complied with; check the resolution date and live case for what was accepted.

  42. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 429800 · 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.

  43. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 429801 · 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.

  44. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 413557 · CLOSED

    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. City marked the record closed; open the case for the closing reason.

  45. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 413557 · 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.

  46. ViolationLICENSE-VAC RES BLDG (vacant residential building license required)

    Case 413557 · Violation 3412764 · Code PM-102.4/2 · COMPLIED

    This usually records a requirement to obtain a Vacant Structure License for an unoccupied residential building. Check later license and compliance rows because it does not establish present vacancy or an unresolved violation. City marked this violation complied with; check the resolution date and live case for what was accepted.

  47. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 413557 · 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.

  48. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 390284 · CLOSED

    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. City marked the record closed; open the case for the closing reason.

  49. ViolationVACANT PROP STANDARD (likely: vacant-property enforcement standard)

    Case 390284 · Violation 2854918 · Code PM-306.0/1 · CLOSED

    A legacy L&I label associated with vacant-property requirements. It may concern licensing, securing, or maintaining a vacant structure; the notice and cited code control, and this row alone does not prove the property is vacant now. City marked the record closed; open the case for the closing reason.

  50. ViolationEXT A-CLEAN WEEDS/PLANTS (Cut or remove weeds and overgrowth from the exterior area)

    Case 390284 · Violation 2854917 · Code PM-302.3/1 · CLOSED

    City marked the record closed; open the case for the closing reason.

  51. InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)

    Case 390284 · 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.

  52. License terminal eventSAMUEL VAUGHN: Rental landlord or residential registration marked inactive

    License 241727 · Inactive

    License event. Registration does not prove present operation or storefront occupancy.

  53. PermitPlumbing

    Permit 79234 · COMPLETED

    REPLACE FAI AT SIDEWALK

  54. License issue eventSAMUEL VAUGHN: Rental landlord or residential registration initially issued

    License 241727 · Inactive

    License event. Registration does not prove present operation or storefront occupancy.

Where this comes from
Methodology & freshness

This report was assembled Jul 25, 2026, 2:25 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)