2026 assessment
$698K
OPA value, not a listing price
Multi-family report
826 Reed St
6 bd6 ba3 stories2,586 sqftRSA5built 1915
Property at a glanceApartment building
Entity-held
ZIP 19147 area
Queen Village · East Passyunk
800 block of Reed St
Assessment and City record timeline
Published City assessments for this building 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.
- OPA assessment · 2016$240K 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$240K 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$240K 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$260K 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$465K 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$465K 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$465K 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$670K 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$670K 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$698K 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$698K 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$664K 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 · 2017Deed / sale $275KA 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 · 2013-05-21PlumbingThis 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 · 2013-11-18AlterationThis 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 · 2018-05-25DemolitionThis 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 · 2018-07-27UseThis 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 · 2018-08-24Major 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 · 2018-10-02MechanicalThis 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 · 2018-10-25ElectricalThis 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 · 2018-11-26PlumbingThis 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 · 2019-02-08AdministrativeThis 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 · 2019-04-04SuppressionThis permit category usually covers fire-suppression systems or related life-safety 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 · 2019-05-09PlumbingThis 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 ↗
- L&I violation · 2015-06-16WALL LOOSE/MISS BRICKSA 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 · 2015-06-16CSUINITIALA 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 · 2015-07-22CSUINITIALA 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 · 2018-04-16M & L ESTATES LLC: 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 ↗
- Certification · 2024-02-08Sprinkler CertificationA filed inspection or certification for a regulated building system or component. Check the result, expiration date, and latest filing before treating it as current.What Philadelphia inspections check ↗
- Certification · 2026-02-04Sprinkler CertificationA filed inspection or certification for a regulated building system or component. Check the result, expiration date, and latest filing before treating it as current.What Philadelphia inspections check ↗
- Appeal · 2018-03-28Zoning board appealA challenge or request reviewed through a City appeals process. Filing an appeal does not show who prevailed; read the decision, conditions, and related permit or violation.How Philadelphia L&I appeals work ↗
Property assessmentBlock median & rangeZIP 19147 (Queen Village · East Passyunk) medianAssessmentDeed / saleL&I violationAppealPermitInspectionLicenseCertification
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 record19 events · exact dates, newest first
- CertificationSprinkler Certification
- CertificationSprinkler Certification
- PermitPlumbing
- PermitSuppression
- PermitAdministrative
- PermitPlumbing
- PermitElectrical
- PermitMechanical
- PermitMajor alteration
- PermitUse
- PermitDemolition
- LicenseM & L ESTATES LLC: Rental landlord or residential registration initially issued
- AppealZoning board appeal
- Deed / saleDeed / sale $275K
- InspectionCSUINITIAL
- L&I violationWALL LOOSE/MISS BRICKS
- InspectionCSUINITIAL
- PermitAlteration
- PermitPlumbing
Flags: material assessment exemption; legal basis and term unverified · active rental license · 1 zoning/board appeal on record. Informational only. Not investment advice or a consumer report (FCRA).
Verify the public record
Property tax
$5,315/year estimated property tax
2026 taxable assessment $379,712 × 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 $664,200. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 0122108002026 OPA taxes $379,712 of $698,000 assessed. The assessment fields alone do not identify a program, approval date, expiration, or buyer eligibility.
See the assessment math →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 assessment exemption gap
OPA's 2026 roll shows a partial assessment exemption. The annual difference is measurable; the reason for it and what happens after a sale are not established here.
$379,712 taxable basis
Difference to verify+$4,456/year
$698,000 scenario basis
The assessment roll does not identify
- Legal basis or program
- Approval or expiration date
- Treatment after a sale
- Current Tax Center balance
Show the assessment math
2026: ($698,000 assessed − $318,288 exempt) × 1.3998% ≈ $5,315/year
Full-assessment scenario: $698,000 × 1.3998% ≈ $9,771/year
Do not treat the full-assessment scenario as inevitable or assume the current relief transfers. Obtain the approval history and verify the live Tax Center account before relying on either number.
The property, on paper
OPA physical field record.
Bedrooms
6
Bathrooms
6
Stories
3
Interior
2,586 sqft
livable area
Lot
1,264 sqft
Basement
Full, unfinished
city code C
Heat
Forced hot air
city code A
Central air
Yes
Exterior condition
New / rehabbed
city code 2
New / rehabbed
Interior condition
New / rehabbed
city code 2
New / rehabbed
Quality grade
C+
assessor's grade
ABCDE
Zoning
RSA5
city zoning code
Zoning appeals
1
OPEN · Granted · 2018
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Recorded owner
Who's behind it
M & L Estates LLC · corporate / LLC owner
• Owns 3 properties across Philadelphia under this name, assessed at $1.5M combined
• Tax bills mail to 1223 Wolf St, Philadelphia PA, 19148
• Holds an active rental license for this address
Block context
800 block of Reed St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 828 Reed St · 814 Reed 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.
No L&I business license is on record at this address in data through Jul 23, 2026.
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
M & L ESTATES LLCActive
Rental · Initial issue date Apr 16, 2018 · Filed expiration Apr 15, 2027
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 19 dated rows
- CertificationSprinkler Certification
Certification BC-2026-003520 · Certified
Expires 2027-02-04
- CertificationSprinkler Certification
Certification BC-2025-003287 · Certified
Expires 2025-02-08
- PermitPlumbing
Permit 974787 · COMPLETED
NEW 2-3/4" WATER SERVICE FROM CURB STOP TO WATER METERS, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004
- PermitSuppression
Permit 920362 · COMPLETED
FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R THROUGHOUT AN EXISTING THREE STORY ATTACHED BUILDING TO INCLUDE NEW 2-INCH FIRE SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS.
- PermitAdministrative
Permit 934894 · COMPLETED
FOR AN AMENDMENT TO PREVIOUSLY ISSUED ALTERATIONS PERMIT AP#890546 TO REVISE PARTITION LAYOUTS AT ALL FLOORS, AS PER REVISED PLANS; NO OTHER CHANGES ON THIS PERMIT; NO CHANGE TO PREVIOUSLY APPROVED USE OF GROUP R-2 (THREE (3) DWELLING UNITS); BUILDING REQUIRED TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13R MINIMUM OR BETTER.
- PermitPlumbing
Permit 914873 · COMPLETED
INSTALL 6-WATER CLOSETS,6-LAV,6-BATHTUBS,3-KITCHEN SINKS,3-GARBAGE DISPOSAL,3-WATER HEATERS,STACK AND AREA DRAIN.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004
- PermitElectrical
Permit 912556 · COMPLETED
INSTALL 300AMP SINGLE PHASE 240V SERVICE, 4 GANG METER SOCKET AND 1-60AMP 3-100AMP PANEL AND REWIRE THREE FAMILY DWELLING WITH LIGHTS, SWITCHES AND RECEPTS AS PER 2008 NEC (SOUTH DISTRICT) INSTALL NEW FIRE ALARM SYSTEM WITH EXIT AND EMERGENCY LIGHTS AND SMOKE DETECTOR AS PER NFPA72
- PermitMechanical
Permit 915231 · COMPLETED
INSTALL 3 GAS FURNACE AND A/C SYSTEMS ALL SYSTEMS ARE COMPLETLY IN THE INDIVIDUAL SPACE VENTS IN APPROVED LOCATIONS 1ST FL: 2.5 TONAC, 92% 60K BTU GAS FURNACE, 6 REGISTERS, 2ND FL: 2 TON AC, 92% 60K BTU GAS FURNACES, 5 REGISTERS, 3RD FL: SAME AS 2ND FL OUTDOOR UNITS LOCATION: BACKYARD INDOOR UNITS: GAS FURNACE ON EACH FLOOR
- PermitMajor alteration
Permit 890546 · COMPLETED
FOR LEVEL III ALTERATIONS WITH A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION FROM GROUP R-3 (SINGLE-FAMILY), TO GROUP R-2 (THREE-FAMILY; SEE AP#817558 FOR USE PERMIT), THROUGHOUT AN EXISTING THREE (3) STORY ATTACHED STRUCTURE, AS PER PLANS; INCLUDING THE ALTERATION OF FRAMING AT THE 3RD FLOOR FOR A NEW STAIRWAY FROM THE 2ND TO THE 3RD FLOOR; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13R MINIMUM OR BETTER.
- PermitUse
Permit 817558 · COMPLETED
FOR THREE (3) FAMILY DWELLING IN AN EXISTING STRUCTURE.
- PermitDemolition
Permit 880427 · COMPLETED
INTERIOR DEMO OF NON LOAD BEARING WALLS ONLY NO STRUCTUAL WORK ON THIS PERMIT
- License issue eventM & L ESTATES LLC: Rental landlord or residential registration initially issued
License 773001 · Active
License event. Registration does not prove present operation or storefront occupancy.
- AppealZoning board appeal
Appeal 32025 · OPEN · Granted
Related permit 817558 · PERMIT FOR THREE (3) FAMILY DWELLING IN AN EXISTING STRUCTURE
- Recorded transfer$275K transfer
2017
- InvestigationCSUINITIAL
Case 485767 · PASSED
The cited inspection visit was marked passed.
- ViolationWALL LOOSE/MISS BRICKS
Case 485767 · Violation 3598165 · Code PM-307.1/10 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCSUINITIAL
Case 485767 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitAlteration
Permit 506204 · COMPLETED
REMOVE FRONT PARTITION
- PermitPlumbing
Permit 472542 · COMPLETED
REPLACEMENT OF CURB TRAP AND MAIN DRAIN
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 24, 2026, 6:59 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)