2026 assessment
$11M
OPA value, not a listing price
Apartment building report
910-14 Cherry St
8 stories76,518 sqftCMX4built 1920
Property at a glanceApartment building
908 Cherry Street Develop
2027 published assessment
$9.1M
Future roll, not the current tax bill
Location
900 block of Cherry St
ZIP 19107
Neighborhood area
Washington Square West · Chinatown
Approximate · based on ZIP 19107
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 $9,066,700. It is not yet the billed-year tax basis.
- OPA assessment · 2016$8.0M 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$8.0M 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$8.6M 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$11M 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$11M 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$11M 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$11M 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$11M 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$11M 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$11M 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$11M 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$9.1M 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 · 2013-06-27Zoning/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 · 2013-10-10AdditionThis 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 · 2014-06-13PlumbingThis 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 · 2014-07-29MechanicalThis 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 · 2014-10-20SuppressionThis 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 · 2014-11-14ElectricalThis 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 · 2015-02-13AdministrativeThis 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 · 2015-05-27UseThis 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 · 2016-01-05Major 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 · 2016-06-16UseThis 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 · 2016-12-15Major 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 · 2017-03-21MechanicalThis 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 · 2017-04-25SuppressionThis 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 · 2018-02-26AdministrativeThis 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 · 2018-03-16MechanicalThis 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 · 2018-03-27PlumbingThis 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 · 2018-05-08AdministrativeThis 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 · 2018-06-25SuppressionThis 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 · 2018-07-26ElectricalThis 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 · 2018-08-24AdministrativeThis 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 · 2018-11-02SuppressionThis 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 · 2020-12-01Wall Covering ReplacementThis 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 · 2023-01-09Change 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 · 2023-09-20Change 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 · 2024-05-09Wall Covering ReplacementThis 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 · 2026-02-27Wall Covering ReplacementThis 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 ↗
- L&I violation · 2023-05-19FACADESA 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 · 2023-05-19L&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 ↗
- L&I violation · 2026-01-13COMMERCIAL COOKING SYSTEMSA 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 · 2026-01-13APPEARANCE OF 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 ↗
- L&I violation · 2026-01-13INSPECTION, TESTING AND MAINTENANCEA 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 · 2026-01-13SIGNAGEA 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 · 2026-01-13STORAGEA 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 · 2026-01-13STORAGEA 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 · 2026-01-13STORAGEA 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 · 2026-01-13FIRE-RESISTANCE RATINGA 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 · 2026-01-13SELF- OR AUTOMATIC-CLOSING DOORSA 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 · 2026-01-13PANIC HARDWAREA 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 · 2026-01-13EXIT DOORSA 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 · 2026-01-13WORKING SPACE & CLEARANCEA 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 · 2026-01-13UNAPPROVED CONDITIONSA 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 · 2026-01-13EXTENSION CORDSA 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 · 2026-01-13CLEARANCE FROM IGNITION SOURCESA 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 · 2026-01-13RENTAL LICENSE MULTI FAMILY (R2)A 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 · 2026-01-13SUPPRESSION SYSTEM TESTING & MAINTENANCEA 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 · 2026-01-13PERIODIC TESTINGA 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 · 2026-01-13MANUAL FIRE ALARM BOX UNOBSTRUCTED & UNOBSCUREDA 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 · 2026-01-13FIRE PUMPS TESTING & MAINTENANCEA 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 · 2026-01-13FIRE EXTINGUISHERSA 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 · 2026-01-13FIRE EXTINGUISHER HANGERS & BRACKETSA 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 · 2026-01-13HIGH-RISE BUILDINGA 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 · 2026-03-03WORK OUTSIDE OF SCOPEA 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 · 2026-03-03WORK OUTSIDE OF SCOPEA 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 · 2026-03-03L&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 ↗
- L&I violation · 2015-04-01PROPERLY REMOVE DEMO DEBRISA 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 · 2015-04-01WORKMANLIKE- BUILDING CODEA 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 · 2023-09-18L&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 · 2023-10-16L&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 · 2026-01-21L&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 · 2026-01-21L&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 · 2026-03-10L&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 · 2026-04-06L&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 · 2026-05-13L&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 ↗
- License · 2023-03-21Diane Flippen: Limited Lodging Operator 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 · 2024-05-19Diane Flippen: Limited Lodging Operator 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 · 2016-03-24908 CHERRY STREET DEVELOPMENT 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 · 2021-06-22Fire Alarm 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 · 2023-10-24Fire Alarm 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 · 2024-06-13Fire Alarm 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 · 2024-06-13Emergency and Standby Power Systems 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 · 2024-12-30Special Hazards 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 · 2025-06-25Special Hazards 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 · 2025-09-08Emergency and Standby Power Systems 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 · 2025-09-08Fire Alarm 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 · 2025-09-08Sprinkler 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 · 2026-02-17Special Hazards 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 · 2026-03-27Smoke Control 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 · 2013-09-12Building standards 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 ↗
- Appeal · 2015-01-09Building standards 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 ↗
- Appeal · 2016-10-06Building standards 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 assessmentAssessmentL&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 record80 events · exact dates, newest first
- InspectionL&I investigation
- InspectionL&I investigation
- CertificationSmoke Control Certification
- InspectionL&I investigation
- L&I violationWORK OUTSIDE OF SCOPE
- L&I violationWORK OUTSIDE OF SCOPE
- InspectionL&I investigation
- PermitWall Covering Replacement
- CertificationSpecial Hazards Certification
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationCOMMERCIAL COOKING SYSTEMS
- L&I violationAPPEARANCE OF EQUIPMENT
- L&I violationINSPECTION, TESTING AND MAINTENANCE
- L&I violationSIGNAGE
- L&I violationSTORAGE
- L&I violationSTORAGE
- L&I violationSTORAGE
- L&I violationFIRE-RESISTANCE RATING
- L&I violationSELF- OR AUTOMATIC-CLOSING DOORS
- L&I violationPANIC HARDWARE
- L&I violationEXIT DOORS
- L&I violationWORKING SPACE & CLEARANCE
- L&I violationUNAPPROVED CONDITIONS
- L&I violationEXTENSION CORDS
- L&I violationCLEARANCE FROM IGNITION SOURCES
- L&I violationRENTAL LICENSE MULTI FAMILY (R2)
- L&I violationSUPPRESSION SYSTEM TESTING & MAINTENANCE
- L&I violationPERIODIC TESTING
- L&I violationMANUAL FIRE ALARM BOX UNOBSTRUCTED & UNOBSCURED
- L&I violationFIRE PUMPS TESTING & MAINTENANCE
- L&I violationFIRE EXTINGUISHERS
- L&I violationFIRE EXTINGUISHER HANGERS & BRACKETS
- L&I violationHIGH-RISE BUILDING
- CertificationEmergency and Standby Power Systems Certification
- CertificationFire Alarm Certification
- CertificationSprinkler Certification
- CertificationSpecial Hazards Certification
- CertificationSpecial Hazards Certification
- CertificationFire Alarm Certification
- CertificationEmergency and Standby Power Systems Certification
- LicenseDiane Flippen: Limited Lodging Operator landlord or residential registration marked inactive
- PermitWall Covering Replacement
- CertificationFire Alarm Certification
- InspectionL&I investigation
- PermitChange of Use
- InspectionL&I investigation
- L&I violationFACADES
- InspectionL&I investigation
- LicenseDiane Flippen: Limited Lodging Operator landlord or residential registration initially issued
- PermitChange of Use
- CertificationFire Alarm Certification
- PermitWall Covering Replacement
- PermitSuppression
- PermitAdministrative
- PermitElectrical
- PermitSuppression
- PermitAdministrative
- PermitPlumbing
- PermitMechanical
- PermitAdministrative
- PermitSuppression
- PermitMechanical
- PermitMajor alteration
- AppealBuilding standards appeal
- PermitUse
- License908 CHERRY STREET DEVELOPMENT LLC: Rental landlord or residential registration initially issued
- PermitMajor alteration
- PermitUse
- L&I violationPROPERLY REMOVE DEMO DEBRIS
- L&I violationWORKMANLIKE- BUILDING CODE
- PermitAdministrative
- AppealBuilding standards appeal
- PermitElectrical
- PermitSuppression
- PermitMechanical
- PermitPlumbing
- PermitAddition
- AppealBuilding standards appeal
- PermitZoning/use
Verify the public record
Property tax
$149,387/year estimated property tax
2026 taxable assessment $10,672,000 × 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 $9,066,700. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8810101202026 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.”
Building report
Apartment building
Apartment building, recorded in the City's apartments category. The public record and owner trail follow.
25 open violations
What it is
Apartment building
Apts 5-50 Units Masonry
Owner
908 Cherry Street Develop
$ / sq ft
$118
below the $147 median for 2,826 apartments parcels citywide
Corridor
Chinatown
city commercial corridor
Licensed units
49
active rental license
Interior area
76,518 sqft
Lot size
10,126 sqft
Stories
8
Built
1920
Zoning
CMX4
Recorded owner
Who's behind it
908 Cherry Street Develop · corporate / LLC owner
• Owns 2 properties across Philadelphia under this name, assessed at $10M combined
• Tax bills mail to 3805 Cottage Ln, Newtown Square PA, 19073 — outside Philadelphia
• Holds an active rental license for this address
Block context
900 block of Cherry St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 908 Cherry St · 906 Cherry 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.
Diane FlippenInactive
Limited Lodging Operator · Initial issue date Mar 21, 2023 · Terminal license date May 19, 2024
908 CHERRY STREET DEVELOPMENT LLCActive
Rental · Initial issue date Mar 24, 2016 · Filed expiration Mar 1, 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 80 dated rows
- InvestigationL&I investigation
Case CF-2026-005240 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2026-018813 · PASSED
The cited inspection visit was marked passed.
- CertificationSmoke Control Certification
Certification BC-2026-008953 · Certified
Expires 2027-03-27
- InvestigationL&I investigation
Case CF-2026-005240 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationWORK OUTSIDE OF SCOPE
Case CF-2026-018813 · Violation VI-2026-011753 · Code A-302.10/3 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationWORK OUTSIDE OF SCOPE
Case CF-2026-018813 · Violation VI-2026-011776 · Code A-302.10/3 · 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-2026-018813 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitWall Covering Replacement
Permit GM-2026-001434 · Issued
For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work.
- CertificationSpecial Hazards Certification
Certification BC-2026-004462 · Certified
Expires 2027-02-17
- InvestigationL&I investigation
Case CF-2026-005240 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2026-006270 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationCOMMERCIAL COOKING SYSTEMS
Case CF-2026-005240 · Violation VI-2026-003868 · Code F-904.12 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationAPPEARANCE OF EQUIPMENT
Case CF-2026-005240 · Violation VI-2026-003867 · Code F-901.4.5 · OPEN
- ViolationINSPECTION, TESTING AND MAINTENANCE
Case CF-2026-005240 · Violation VI-2026-003878 · Code F-907.8.5 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationSIGNAGE
Case CF-2026-005240 · Violation VI-2026-003918 · Code F-1009.9 · OPEN
- ViolationSTORAGE
Case CF-2026-005240 · Violation VI-2026-003917 · Code F-304.2 · OPEN
- ViolationSTORAGE
Case CF-2026-005240 · Violation VI-2026-003913 · Code F-304.2 · OPEN
- ViolationSTORAGE
Case CF-2026-005240 · Violation VI-2026-003912 · Code F-304.2 · OPEN
- ViolationFIRE-RESISTANCE RATING
Case CF-2026-005240 · Violation VI-2026-003908 · Code F-1105.5.2 · OPEN
- ViolationSELF- OR AUTOMATIC-CLOSING DOORS
Case CF-2026-005240 · Violation VI-2026-003905 · Code F-1105.5.4.2.4 · OPEN
- ViolationPANIC HARDWARE
Case CF-2026-005240 · Violation VI-2026-003904 · Code F-1104.31 · OPEN
- ViolationEXIT DOORS
Case CF-2026-005240 · Violation VI-2026-003903 · Code F-1104.28 · OPEN
- ViolationWORKING SPACE & CLEARANCE
Case CF-2026-005240 · Violation VI-2026-003900 · Code F-604.3 · OPEN
- ViolationUNAPPROVED CONDITIONS
Case CF-2026-005240 · Violation VI-2026-003898 · Code F-604.6 · OPEN
- ViolationEXTENSION CORDS
Case CF-2026-005240 · Violation VI-2026-003897 · Code F-604.5 · OPEN
- ViolationCLEARANCE FROM IGNITION SOURCES
Case CF-2026-005240 · Violation VI-2026-003896 · Code F-305.1 · OPEN
- ViolationRENTAL LICENSE MULTI FAMILY (R2)
Case CF-2026-005240 · Violation VI-2026-003895 · Code 9-3902 (2) · OPEN
- ViolationSUPPRESSION SYSTEM TESTING & MAINTENANCE
Case CF-2026-005240 · Violation VI-2026-003894 · Code F-903.5 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationPERIODIC TESTING
Case CF-2026-005240 · Violation VI-2026-003881 · Code F-901.6.4 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationMANUAL FIRE ALARM BOX UNOBSTRUCTED & UNOBSCURED
Case CF-2026-005240 · Violation VI-2026-003880 · Code F-907.4.2.6 · OPEN
- ViolationFIRE PUMPS TESTING & MAINTENANCE
Case CF-2026-005240 · Violation VI-2026-003871 · Code F-913.5 · OPEN
- ViolationFIRE EXTINGUISHERS
Case CF-2026-005240 · Violation VI-2026-003870 · Code F-906.2 · OPEN
- ViolationFIRE EXTINGUISHER HANGERS & BRACKETS
Case CF-2026-005240 · Violation VI-2026-003869 · Code F-906.7 · OPEN
- ViolationHIGH-RISE BUILDING
Case CF-2026-006270 · Violation VI-2026-004007 · Code F-105.6.3 · OPEN
- CertificationEmergency and Standby Power Systems Certification
Certification BC-2025-023427 · Certified
Expires 2026-09-08
- CertificationFire Alarm Certification
Certification BC-2025-023426 · Certified
Expires 2026-09-08
- CertificationSprinkler Certification
Certification BC-2025-025318 · Certified
Expires 2026-09-08
- CertificationSpecial Hazards Certification
Certification BC-2025-017228 · Certified
Expires 2026-06-25
- CertificationSpecial Hazards Certification
Certification BC-2024-033861 · Certified
Expires 2025-12-30
- CertificationFire Alarm Certification
Certification BC-2024-017594 · Certified
Expires 2025-06-13
- CertificationEmergency and Standby Power Systems Certification
Certification BC-2024-017595 · Certified
Expires 2025-06-13
- License terminal eventDiane Flippen: Limited Lodging Operator landlord or residential registration marked inactive
License 919409 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitWall Covering Replacement
Permit GM-2024-003667 · Expired
EZ EXTERIOR WALL COVERINGS- For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans. Separate Streets Department permit required for sidewalk and street closure. Install metal siding between the windows over the existing material on the front of the building above the horizontal divider on the 2nd floor
- CertificationFire Alarm Certification
Certification BC-2023-021774 · Certified
Expires 2024-10-24
- InvestigationL&I investigation
Case CF-2023-046326 · PASSED
The cited inspection visit was marked passed.
- PermitChange of Use
Permit ZP-2023-009025 · Issued
Visitor Accommodations
- InvestigationL&I investigation
Case CF-2023-046326 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationFACADES
Case CF-2023-046326 · Violation VI-2023-035424 · Code PM15-315.2 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2023-046326 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventDiane Flippen: Limited Lodging Operator landlord or residential registration initially issued
License 919409 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2023-000341 · Issued
Limited Lodging
- CertificationFire Alarm Certification
Certification BC-2021-001765 · Certified
Expires 2022-06-22
- PermitWall Covering Replacement
Permit GM-2020-008177 · Completed
For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work.
- PermitSuppression
Permit 924591 · COMPLETED
TO INSTALL FIRESUPPRESSION SYSTEM FOR KITCHEN HOOD TO COMPLIMENT MECH PERMIT # 842802
- PermitAdministrative
Permit 904911 · COMPLETED
TEMPORARY CERTIFICATE OF OCCUPANCY
- PermitElectrical
Permit 894722 · COMPLETED
EXISTING 200AMP SERVICE PANEL,ELECTRICAL FIT OUT OF ADULT DAY CARE TO INCLUDE ALL OUTLET,LIGHTING,SWITCHES AND WIRING PER 2008 NEC (CC DISTRICT) ADD 3 PULL STATION,1 SMOKE,1 HEAT DETECTORS AND 10 SPEAKER STROBES ON AN EXISTING FIRE ALARM SYSTEM AS PER NFPA 72
- PermitSuppression
Permit 888669 · COMPLETED
EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHENHOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.
- PermitAdministrative
Permit 864946 · COMPLETED
FOR THE AMENDMENT OF AP#848395 AND AP#707972 TO CHANGE KITCHEN LAYOUT AS SHOWN PER APPROVED PLANS. ORIGINAL PERMIT APPROVED FOR LEVEL II ALTERATIONS TO AN EXISTING SPACE FOR THE USE OF AN ADULT DAY CARE AT THE BASEMENT AND FIRST FLOOR LEVEL WITH NO OVERNIGHT STAY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. APPLICATION GRANT BY BOARD OF BUILDING STANDARD UNDER CASE NUMBER 28919 WITH THE FOLLOWING PROVISO: ADDITIONAL HAND HELD SHOWER IN EACH ACCESSIBLE STALL IN TWO GANG TOILET ROOMS ON THE UPPER FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS.
- PermitPlumbing
Permit 860129 · COMPLETED
21 PLUMBING FIXTURES WITH PIPING FOR AN (ADULT DAY CARE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004
- PermitMechanical
Permit 842802 · COMPLETED
FOR THE INSTALLATION OF ONE (1) TYPE 1 COMMERCIAL KITCHEN HOOD , SUPPLY/EXHAUST DUCTWORK, AND EXHAUST FAN AS PER APPROVED PLANS. EXHAUST FAN LOCATION SHALL COMPLY WITH SECTION 506.3.12 OF THE 2009 IMC.
- PermitAdministrative
Permit 848395 · COMPLETED
FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT#707972 TO DOCUMENT INCREASE IN LAVATORIES AS SHOWN PER APPROVED PLANS. FOR LEVEL II ALTERATIONS TO AN EXISTING SPACE FOR THE USE OF AN ADULT DAY CARE AT THE BASEMENT AND FIRST FLOOR LEVEL WITH NO OVERNIGHT STAY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. APPLICATION GRANT BY BOARD OF BUILDING STANDARD UNDER CASE NUMBER 28919 WITH THE FOLLOWING PROVISO: ADDITIONAL HAND HELD SHOWER IN EACH ACCESSIBLE STALL IN TWO GANG TOILET ROOMS ON THE UPPER FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS.
- PermitSuppression
Permit 778107 · COMPLETED
EZ PERMIT SPRINKLER RELOCATION (RESIDENTIAL)- FOR THE RELOCATION OF RESIDENTIAL SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.
- PermitMechanical
Permit 768230 · COMPLETED
INSTALL 3 HEATPUMPS AND 5 TON,WITH RELATED DUCT ONE DUCTLESS SYSTEM WITH 4 HEADS IN BASEMENT
- PermitMajor alteration
Permit 707972 · COMPLETED
FOR LEVEL II ALTERATIONS TO AN EXISTING SPACE FOR THE USE OF AN ADULT DAY CARE AT THE BASEMENT AND FIRST FLOOR LEVEL WITH NO OVERNIGHT STAY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. APPLICATION GRANT BY BOARD OF BUILDING STANDARD UNDER CASE NUMBER 28919 WITH THE FOLLOWING PROVISO: ADDITIONAL HAND HELD SHOWER IN EACH ACCESSIBLE STALL IN TWO GANG TOILET ROOMS ON THE UPPER FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS.
- AppealBuilding standards appeal
Appeal 28919 · CLOSED · APPROVED
Related permit 707972 · ON 9/19/2016, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #707972.
- PermitUse
Permit 700456 · COMPLETED
USE TO ADULT DAYCARE CENTER AT 1ST FLOOR AND BASEMENT.
- License issue event908 CHERRY STREET DEVELOPMENT LLC: Rental landlord or residential registration initially issued
License 696144 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitMajor alteration
Permit 655687 · EXPIRED
1ST FLOOR AND BASEMENT INTERIOR RENOVATIONS FOR RESTAURANT WITH PRIVATE DINING ROOMS.
- PermitUse
Permit 612951 · COMPLETED
USE REGISTRATION FOR EAT-IN RESTAURANT AT 1ST FL AND BASEMENT ALL OTHER USES AS PREVIOUSLY APPROVED
- ViolationPROPERLY REMOVE DEMO DEBRIS
Case 481103 · Violation 3715135 · Code A-104.1/6 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationWORKMANLIKE- BUILDING CODE
Case 481103 · Violation 3715134 · Code A-104.1/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- PermitAdministrative
Permit 549428 · COMPLETED
AMENDING BUILDING PERMIT#481103 TO INCLUDE INTERIOR ALTERATIONS, INFILL FLOOR FRAMING, AND CREATION OF EXTERIOR WALL OPENINGS IN THE WEST EXTERIOR WALL LOCATED ON THE PROPERTY LINE AT THE 4TH-8TH FLOOR, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK**ALL WORK SHALL BE DONE IN ACCORDANCE WITH BBS VARIANCE CASE NO.24210** SEE AP #481103 FOR CERTIFICATE OF OCCUPANCY.
- AppealBuilding standards appeal
Appeal 24210 · CLOSED · APPROVED
Related permit 549428 · ON 11/24/2014, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #549428.
- PermitElectrical
Permit 539783 · COMPLETED
INSTALL FIRE ALARM, INSTALL 3000 AMP SERVICE & COMPLETE FIT OUT OF APT, (1ST FLOOR COMMERICAL SPACE EXCLUDED) AS PER NEC 2008 & NFPA 72 (MIXED USE)
- PermitSuppression
Permit 540624 · COMPLETED
FOR THE INSTALLATION OF A NEW SPRINKLER SYSTEM TO INCLUDE INSTALLATION OF TWO (2) NEW, INTERCONNECTED 4-IN DIAMETER CLASS I WET STANDPIPES, NEW FIRE PUMPS AND JOCKEY PUMPS, AND NEW 6-IN DIAMETER BACKFLOW PREVENTER, IN ACCORDANCE WITH NFPA 2007, STANDARD 13 AND 14, WITH A 6-IN DIAMETER SERVICE LINE.
- PermitMechanical
Permit 532963 · COMPLETED
INSTALLATION OF FORTY-TWO (42) ONE AND ONE-HALF (1.5) TON, SIX (6) TWO (2) TON AND ONE (1) TWO AND ONE-HALF TON HEAT PUMPS WITH ASSOCIATED DUCTWORK, REFRIGERANT PIPING IN NEW SHAFT ENCLOSURES, GRILLES, REGISTERS AND DIFFUSERS THROUGHOUT DWELLING UNITS; INSTALLATION OF ROOFTOP UNIT TO SERVE COMMON AREAS AND STAIR PRESSURIZATION SYSTEM AT EXIT ENCLOSURES THROUGHOUT AN EIGHT (8) STORY STRUCTURE PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL AND PLUMBING WORK. **CLOTHES DRYER EXHAUSTS AND UNIT HEATERS NOT INCLUDED AS PART OF THIS APPROVAL**
- PermitPlumbing
Permit 532304 · COMPLETED
TO ROUGH IN AND INSTALL DETAIL PIPING FOR ALL PIPES AND FIXTURES.*FIXTURES ARE FURNISH BY OWNER* (MULTI FAMILY)
- PermitAddition
Permit 481103 · COMPLETED
FOR THE ERECTION OF A THREE (3) STORY VERTICAL ADDITION WITH ROOF ACCESS STRUCTURE FOR USE AS TWENTY ONE (21) DWELLING UNITS. INTERIOR ALTERATIONS TO INCLUDE CREATION OF A FITNESS CENTER, TRASH ROOM, AND FIRE COMMAND CENTER ON THE 1ST FLOOR AND FOR THE RECONFIGURATION OF THE EXIT STAIRWAYS AND FOR THE ADDITION OF ONE (1) ELEVATOR, FOR A TOTAL OF TWO (2) ELEVATORS, FROM THE CELLAR TO THE ROOF. THE THREE (3) STORY ADDITION TO BE INTERCONNECTED WITH AN EXISTING FIVE (5) STORY STRUCTURE WITH TWENTY EIGHT (28) EXISTING DWELLING UNITS. FOR A TOTAL OF FORTY NINE (49) DWELLING UNITS. SEE APPLICATION 413958 FOR CERTIFICATE OF OCCUPANCY FOR THE EXISTING FIVE (5) STORY STRUCTURE. **SEE BBS VARIANCE NO. 21249 FOR SPRINKLER HEAD LOCATION** SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, FIRE SUPRESSION.
- AppealBuilding standards appeal
Appeal 21249 · OPEN
Related permit 481103 · ON 8/28/13 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #481103.
- PermitZoning/use
Permit 479510 · COMPLETED
AT 910 CHERRY ST ERECT A 4 STORY ADDITION TO AN EXISTING 5 STORY STRUCTURE WITH 56 RESIDENTIAL TOTAL ( 28 EXISTING UNITS + 28 PROPOSED UNITS & 1 EXISTING FOOD PROCESSING OF CHICKEN, MEAT, WHOLESALE AND DISTRIBUTION, AS PER PLANS. AT 908 (PARCEL "A") CHERRY PARCEL "A" TO ERECT A 5 STORY STRUCTURE WITH 1 VACANT COMMERCIAL UNIT AND 9 APT UNITS WITH BALCONIES. PARCEL "B" TO BE THE SAME AS PARCEL "A".
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, 5:51 AM 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.
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