2026 assessment
$288K
OPA value, not a listing price
Mixed-use property report
7400 Ruskin Rd
2,592 sqft · CMX2 · built 1949
Property at a glanceMixed-use
Edg Real Estate LLC
2027 published assessment
$268K
Future roll, not the current tax bill
Location
7400 block of Ruskin Rd
ZIP 19151
Neighborhood area
Overbrook · Overbrook Farms
Approximate · based on ZIP 19151
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 $268,100. It is not yet the billed-year tax basis.
- OPA assessment · 2016$277K 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$277K 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$277K 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$277K 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$288K 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$288K 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$288K 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$288K 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$288K 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$288K 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$288K 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$268K 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 · 2003Deed / sale $118KA 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 · 2019Deed / sale $176KA 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 · 2012-08-08UseThis 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 · 2022-06-08Change 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 · 2022-06-21Certificate 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 ↗
- Permit · 2022-10-07AlterationsThis 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 · 2023-07-19Change 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 ↗
- L&I violation · 2015-11-20MECH - MECHANICAL EQUIPMENTA 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 · 2015-11-20HCEU 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 ↗
- L&I violation · 2022-06-13EXTERIOR AREA WEEDSA 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 · 2022-06-13L&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 · 2006-11-24BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2015-12-02HCEU 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 · 2022-08-05L&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 · 2024-02-14BRITTANY V WILLIAMS: 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 · 2026-04-14BRITTANY V WILLIAMS: 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 · 2022-09-30Shannin Smith: 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 · 2023-11-27Shannin Smith: 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 · 2019-08-28DAVID GOLAN: 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 · 2012-08-09BASIL & JANICE SCOTT: 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 · 2012-08-09JANICE V SCOTT: 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 · 2016-04-29BASIL & JANICE SCOTT: 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 · 2004-04-01JANICE V SCOTT: 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 ↗
Property assessmentAssessmentDeed / 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 record23 events · exact dates, newest first
- LicenseBRITTANY V WILLIAMS: Food Preparing and Serving business license marked inactive
- LicenseBRITTANY V WILLIAMS: Food Preparing and Serving business license initially issued
- LicenseShannin Smith: Food Preparing and Serving business license marked inactive
- PermitChange of Use
- PermitAlterations
- LicenseShannin Smith: Food Preparing and Serving business license initially issued
- InspectionL&I investigation
- PermitCertificate of Occupancy (CO) (may inclu…
- L&I violationEXTERIOR AREA WEEDS
- InspectionL&I investigation
- PermitChange of Use
- LicenseDAVID GOLAN: Rental landlord or residential registration initially issued
- Deed / saleDeed / sale $176K
- LicenseBASIL & JANICE SCOTT: Rental landlord or residential registration marked inactive
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationMECH - MECHANICAL EQUIPMENT
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- LicenseBASIL & JANICE SCOTT: Rental landlord or residential registration initially issued
- LicenseJANICE V SCOTT: Rental landlord or residential registration marked inactive
- PermitUse
- InspectionBC INSP (likely: building-code inspection)
- LicenseJANICE V SCOTT: Rental landlord or residential registration initially issued
- Deed / saleDeed / sale $118K
Verify the public record
Property tax
$4,031/year estimated property tax
2026 taxable assessment $288,000 × 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 $268,100. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 3431609052026 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 B/Off-Str 2 Sty Mason
Owner
Edg Real Estate LLC
$ / sq ft
$103
assessed value ÷ interior sqft
Licensed units
2
active rental license
Interior area
2,592 sqft
Lot size
3,000 sqft
Built
1949
Zoning
CMX2
Recorded owner
Who's behind it
Edg Real Estate LLC · corporate / LLC owner
• Owns 7 properties across Philadelphia under this name, assessed at $1.4M combined
• Tax bills mail to 173 Gramercy Rd, Bala Cynwyd PA, 19004 — outside Philadelphia
• Holds an active rental license for this address
Block context
7400 block of Ruskin Rd. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 7402 Ruskin Rd · 7404 Ruskin Rd
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.
BRITTANY V WILLIAMSInactive
Food Preparing and Serving · Initial issue date Feb 14, 2024 · Terminal license date Apr 14, 2026
Shannin SmithInactive
Food Preparing and Serving · Initial issue date Sep 30, 2022 · Terminal license date Nov 27, 2023
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
DAVID GOLANActive
Rental · Initial issue date Aug 28, 2019 · Filed expiration Aug 27, 2026
BASIL & JANICE SCOTTInactive
Rental · Initial issue date Aug 9, 2012 · Terminal license date Apr 29, 2016
JANICE V SCOTTInactive
Rental · Initial issue date Apr 1, 2004 · Terminal license date Aug 9, 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 23 dated rows
- License terminal eventBRITTANY V WILLIAMS: Food Preparing and Serving business license marked inactive
License 944228 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventBRITTANY V WILLIAMS: Food Preparing and Serving business license initially issued
License 944228 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventShannin Smith: Food Preparing and Serving business license marked inactive
License 907428 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2023-007550 · Issued
Child Care - Group Child Care
- PermitAlterations
Permit PP-2022-013533 · Completed
Hot water heater install
- License issue eventShannin Smith: Food Preparing and Serving business license initially issued
License 907428 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationL&I investigation
Case CF-2022-057095 · PASSED
The cited inspection visit was marked passed.
- PermitCertificate of Occupancy (CO) (may inclu…
Permit AP-2022-005255 · Completed
For a certificate of occupancy with a partial change of occupancy classification, from Group B (offices) to Group E (Group Child Care), within the basement of an existing two (2) story semi-detached structure, as per plans; no work on this permit; building is currently not sprinklered; compliance with Philadelphia Fire and Property Maintenance Codes required prior to occupancy; see ZP-2022-006467 for use registration permit; no more than twelve (12) children total as per PZC Section 14-601(4)(c)(.2); no more than five (5) children 2.5 years or less of age within room that does not have an exit directly to the exterior, as per 2018 IBC Section 308.5.1; no signs on this permit.
- ViolationEXTERIOR AREA WEEDS
Case CF-2022-057095 · Violation VI-2022-041711 · 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.
- InvestigationL&I investigation
Case CF-2022-057095 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitChange of Use
Permit ZP-2022-006467 · Issued
Child Care - Group Child Care
- License issue eventDAVID GOLAN: Rental landlord or residential registration initially issued
License 822252 · Active
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$176K transfer
2019
- License terminal eventBASIL & JANICE SCOTT: Rental landlord or residential registration marked inactive
License 570898 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 511468 · 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.
- ViolationMECH - MECHANICAL EQUIPMENT
Case 511468 · Violation 3778534 · Code PM15-603.1 · 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 511468 · 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.
- License issue eventBASIL & JANICE SCOTT: Rental landlord or residential registration initially issued
License 570898 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventJANICE V SCOTT: Rental landlord or residential registration marked inactive
License 259763 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitUse
Permit 421013 · COMPLETED
USE SPACE AS HOME IMPROVEMENT OFFICE AND SHOW CASE.
- InvestigationBC INSP (likely: building-code inspection)
Case 91487 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- License issue eventJANICE V SCOTT: Rental landlord or residential registration initially issued
License 259763 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$118K transfer
2003
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 23, 2026, 7:29 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)