2026 assessment
$607K
OPA value, not a listing price
Mixed-use property report
824 Christian St
2,832 sqftCMX2built 1915
Property at a glanceApartment building
Individual owner on record
2027 published assessment
$634K
Future roll, not the current tax bill
Location
800 block of Christian St
ZIP 19147
Neighborhood area
Queen Village · East Passyunk
Approximate · based on ZIP 19147
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 $634,300. It is not yet the billed-year tax basis.
- OPA assessment · 2016$340K 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$340K 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$386K 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$408K 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$412K 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$412K 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$412K 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$504K 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$504K 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$607K 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$607K 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$634K 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 · 2010-05-27AlterationThis 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 · 2018-11-09New ConstructionThis 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 · 2018-12-13DemolitionThis permit category usually covers partial or complete removal 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 · 2019-01-10ElectricalThis 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 · 2019-02-06PlumbingThis 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 · 2019-06-14Major 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 · 2020-03-19Change 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 · 2007-04-23VIOL NONE FOUNDA 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 · 2007-04-23BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- L&I violation · 2007-11-30CAL PROHIBITED CONDUCTA 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 · 2012-04-05LICENSE-RES MFDA 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 · 2012-04-05HCEU 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 · 2018-10-26PERMB- INT DEMOL WALLS ETCA 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 · 2018-10-26BP_BLDGA 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 · 2007-11-29BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2007-11-29BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2007-12-06CEASE INSP (likely: cease-operations compliance inspection)Legacy inspection shorthand; verify whether a cease-operations order existed and its current status.What Philadelphia inspections check ↗
- Inspection · 2012-06-13HCEU 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 · 2019-01-31BP_BLDGA 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 · 2021-01-11BIEDERMAN LLC (BIEDERMAN'S SPECIALTY FOOD ): 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 · 2004-04-08PASCHAL A INGENITO JR (T/A TORYS DISCOUNT): 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 · 2013-06-04PASCHAL A INGENITO JR (T/A TORYS DISCOUNT): 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 · 2004-03-25NACASIA LILLIAN LOBIANCO (MICHAEL LOBIANCO): 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 · 2014-02-28NACASIA LILLIAN LOBIANCO (MICHAEL LOBIANCO): 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 assessmentAssessmentL&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 record24 events · exact dates, newest first
- LicenseBIEDERMAN LLC (BIEDERMAN'S SPECIALTY FOOD ): Food Preparing and Serving business license initially issued
- PermitChange of Use
- PermitMajor alteration
- PermitPlumbing
- InspectionBP_BLDG
- PermitElectrical
- PermitDemolition
- PermitNew Construction
- L&I violationPERMB- INT DEMOL WALLS ETC
- InspectionBP_BLDG
- LicenseNACASIA LILLIAN LOBIANCO (MICHAEL LOBIANCO): Rental landlord or residential registration marked inactive
- LicensePASCHAL A INGENITO JR (T/A TORYS DISCOUNT): Food Preparing and Serving business license marked inactive
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- L&I violationLICENSE-RES MFD
- InspectionHCEU INSP (Housing Code Enforcement Unit inspection)
- PermitAlteration
- InspectionCEASE INSP (likely: cease-operations compliance inspection)
- L&I violationCAL PROHIBITED CONDUCT
- InspectionBC INSP (likely: building-code inspection)
- InspectionBC INSP (likely: building-code inspection)
- L&I violationVIOL NONE FOUND
- InspectionBC INSP (likely: building-code inspection)
- LicensePASCHAL A INGENITO JR (T/A TORYS DISCOUNT): Food Preparing and Serving business license initially issued
- LicenseNACASIA LILLIAN LOBIANCO (MICHAEL LOBIANCO): Rental landlord or residential registration initially issued
Verify the public record
Property tax
$8,501/year estimated property tax
2026 taxable assessment $607,300 × 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 $634,300. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8710366502026 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
Apartment building, recorded in the City's mixed-use category. The public record and owner trail follow.
What it is
Apartment building
Str/Off+Apt 3 Sty Masonry
Owner
Individual owner on record
Individual name redacted
$ / sq ft
$224
assessed value ÷ interior sqft
Corridor
9th Street - Italian Market
city commercial corridor
Interior area
2,832 sqft
Lot size
1,098 sqft
Built
1915
Zoning
CMX2
Block context
800 block of Christian St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 826 Christian St · 820-22 Christian 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.
BIEDERMAN LLC (BIEDERMAN'S SPECIALTY FOOD )Active
Food Preparing and Serving · Initial issue date Jan 11, 2021 · Filed expiration Jan 10, 2027
PASCHAL A INGENITO JR (T/A TORYS DISCOUNT)Inactive
Food Preparing and Serving · Initial issue date Apr 8, 2004 · Terminal license date Jun 4, 2013
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
NACASIA LILLIAN LOBIANCO (MICHAEL LOBIANCO)Inactive
Rental · Initial issue date Mar 25, 2004 · Terminal license date Feb 28, 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 24 dated rows
- License issue eventBIEDERMAN LLC (BIEDERMAN'S SPECIALTY FOOD ): Food Preparing and Serving business license initially issued
License 859007 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2020-000061 · Issued
Eating and Drinking Establishments - Prepared Food Shop
- PermitMajor alteration
Permit 968348 · COMPLETED
FOR LEVEL II INTERIOR ALTERATIONS (IEBC 2018) AT FIRST FLOOR COMMERCIAL SPACE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING.
- PermitPlumbing
Permit 947150 · COMPLETED
RELOCATE 2ND FLOOR KITCHEN DRAIN AND WATER LINES, REPLACE SINK AND TOILET IN 2ND FLOOR BATHROOM, MOVE DRAIN AND WATER IN REAR OF 2ND FLOOR, JUST MOVING PIPES, NOT FIXTURES, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004
- InvestigationBP_BLDG
Case 661328 · PASSED
The cited inspection visit was marked passed.
- PermitElectrical
Permit 940563 · COMPLETED
REWIRE 1ST AND 2ND FLOOR WITH SWITCHES, OUTLETS, LIGHTS, SMOKE/CO DETECTORS PER 2008 NEC.
- PermitDemolition
Permit 932818 · COMPLETED
EZ INTERIOR DEMOLITION - FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS.
- PermitNew Construction
Permit 926570 · Expired
EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans.
- ViolationPERMB- INT DEMOL WALLS ETC
Case 661328 · Violation 4855960 · Code A-301.1/7 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBP_BLDG
Case 661328 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License terminal eventNACASIA LILLIAN LOBIANCO (MICHAEL LOBIANCO): Rental landlord or residential registration marked inactive
License 217684 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventPASCHAL A INGENITO JR (T/A TORYS DISCOUNT): Food Preparing and Serving business license marked inactive
License 202511 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationHCEU INSP (Housing Code Enforcement Unit inspection)
Case 322594 · 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.
- ViolationLICENSE-RES MFD
Case 322594 · Violation 2406222 · Code PM-102.1/1 · 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 322594 · 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.
- PermitAlteration
Permit 281888 · COMPLETED
ROOF REPLACEMENT, SINGLE-PLY APP RUBBER(MIXED-USE)
- InvestigationCEASE INSP (likely: cease-operations compliance inspection)
Case 136526 · PASSED
Legacy inspection shorthand; verify whether a cease-operations order existed and its current status. The cited inspection visit was marked passed.
- ViolationCAL PROHIBITED CONDUCT
Case 136526 · Violation 751855 · Code 19-2602.4/1 · COMPEXCP
- InvestigationBC INSP (likely: building-code inspection)
Case 136526 · FAILED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationBC INSP (likely: building-code inspection)
Case 136526 · CLOSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. City marked the record closed; open the case for the closing reason.
- ViolationVIOL NONE FOUND
Case 110067 · Violation 551951 · Code A-000.0/1 · 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 110067 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- License issue eventPASCHAL A INGENITO JR (T/A TORYS DISCOUNT): Food Preparing and Serving business license initially issued
License 202511 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventNACASIA LILLIAN LOBIANCO (MICHAEL LOBIANCO): Rental landlord or residential registration initially issued
License 217684 · 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 23, 2026, 8:13 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)