2025 assessment
$1.5M
OPA value, not a listing price
Property report
915-17 Race St
2 stories6,196 sqftCMX4built 1965
Property at a glanceRetail
917-Msw LP
2027 published assessment
$1.4M
Future roll, not the current tax bill
Location
900 block of Race 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 $1,377,000. It is not yet the billed-year tax basis.
- OPA assessment · 2024$1.5M 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$1.5M 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$1.4M 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 · 2025-10-10AlterationsThis 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 · 2025-10-09FOOD - LARGE ESTABLISHMENT LICENSEA 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 · 2025-10-09FIRE 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 · 2025-10-09RENTAL LICENSE- ONE & TWO FAMILY (R3)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 · 2025-10-09PERIODIC 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 · 2025-10-09EXTERIOR STRUCTURE STAIRS, DECKS, PORCHESA 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 · 2025-10-09L&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 · 2025-10-09L&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 · 2025-11-07L&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 · 2024-06-26Megumi (Shokue Food Inc): Food Preparing and Serving (30+ SEATS) 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 · 2026-06-25Megumi (Shokue Food Inc): Food Preparing and Serving (30+ SEATS) business license marked expiredA 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 · 2018-11-29NEW HONG KONG BAKERY INC: 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 · 2018-04-26SHOKUE FOOD INC (MEGUMI): Food Preparing and Serving (30+ SEATS) 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 · 2019-06-29SHOKUE FOOD INC (MEGUMI): Food Preparing and Serving (30+ SEATS) 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 · 2017-11-29MEGUMI: 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 · 2018-11-28MEGUMI: Food Preparing and Serving business license marked closedA 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 · 2015-04-10R 28 PLUS INC (RAI RAI RAMEN): 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 · 2017-06-29R 28 PLUS INC (RAI RAI RAMEN): 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 · 2014-04-04LUS GOURMET LLC: Dumpster License - Public ROW L&I license filing 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 · 2015-05-30LUS GOURMET LLC: Dumpster License - Public ROW L&I license filing 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 · 2014-01-17LUS GOURMET LLC: Food Preparing and Serving (30+ SEATS) 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 · 2014-01-17NEW XIAO GUAN GARDEN LLC: 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 · 2014-04-30LUS GOURMET LLC: Food Preparing and Serving (30+ SEATS) 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 · 2013-08-21NEW XIAO GUAN GARDEN LLC: Dumpster License - Public ROW L&I license filing 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 · 2014-03-31NEW XIAO GUAN GARDEN LLC: Dumpster License - Public ROW L&I license filing 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 · 2013-05-17NEW XIAO GUAN GARDEN LLC: 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 · 2013-05-17XIAO GUAN GARDEN INC: 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 · 2005-08-04XIAO GUAN GARDEN INC: 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 · 2004-08-27HONG KONG BAKERY INC: 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 · 2010-09-28HONG KONG BAKERY INC: 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 · 2004-05-06ZHI LU (T/A XIAO GUAN GARDEN): 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 · 2005-05-26ZHI LU (T/A XIAO GUAN GARDEN): 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 ↗
- Certification · 2023-05-17Fire 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 · 2025-10-24Fire 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 ↗
Property assessmentAssessmentL&I violationPermitInspectionLicenseCertification
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 record34 events · exact dates, newest first
- LicenseMegumi (Shokue Food Inc): Food Preparing and Serving (30+ SEATS) business license marked expired
- InspectionL&I investigation
- CertificationFire Alarm Certification
- PermitAlterations
- L&I violationFOOD - LARGE ESTABLISHMENT LICENSE
- L&I violationFIRE EXTINGUISHERS
- L&I violationRENTAL LICENSE- ONE & TWO FAMILY (R3)
- L&I violationPERIODIC TESTING
- L&I violationEXTERIOR STRUCTURE STAIRS, DECKS, PORCHES
- InspectionL&I investigation
- InspectionL&I investigation
- LicenseMegumi (Shokue Food Inc): Food Preparing and Serving (30+ SEATS) business license initially issued
- CertificationFire Alarm Certification
- LicenseSHOKUE FOOD INC (MEGUMI): Food Preparing and Serving (30+ SEATS) business license marked inactive
- LicenseNEW HONG KONG BAKERY INC: Food Preparing and Serving business license initially issued
- LicenseMEGUMI: Food Preparing and Serving business license marked closed
- LicenseSHOKUE FOOD INC (MEGUMI): Food Preparing and Serving (30+ SEATS) business license initially issued
- LicenseMEGUMI: Food Preparing and Serving business license initially issued
- LicenseR 28 PLUS INC (RAI RAI RAMEN): Food Preparing and Serving business license marked inactive
- LicenseLUS GOURMET LLC: Dumpster License - Public ROW L&I license filing marked inactive
- LicenseR 28 PLUS INC (RAI RAI RAMEN): Food Preparing and Serving business license initially issued
- LicenseLUS GOURMET LLC: Food Preparing and Serving (30+ SEATS) business license marked inactive
- LicenseLUS GOURMET LLC: Dumpster License - Public ROW L&I license filing initially issued
- LicenseNEW XIAO GUAN GARDEN LLC: Dumpster License - Public ROW L&I license filing marked inactive
- LicenseLUS GOURMET LLC: Food Preparing and Serving (30+ SEATS) business license initially issued
- LicenseNEW XIAO GUAN GARDEN LLC: Food Preparing and Serving business license marked inactive
- LicenseNEW XIAO GUAN GARDEN LLC: Dumpster License - Public ROW L&I license filing initially issued
- LicenseNEW XIAO GUAN GARDEN LLC: Food Preparing and Serving business license initially issued
- LicenseXIAO GUAN GARDEN INC: Food Preparing and Serving business license marked inactive
- LicenseHONG KONG BAKERY INC: Food Preparing and Serving business license marked inactive
- LicenseXIAO GUAN GARDEN INC: Food Preparing and Serving business license initially issued
- LicenseZHI LU (T/A XIAO GUAN GARDEN): Food Preparing and Serving business license marked inactive
- LicenseHONG KONG BAKERY INC: Food Preparing and Serving business license initially issued
- LicenseZHI LU (T/A XIAO GUAN GARDEN): Food Preparing and Serving business license initially issued
Verify the public record
Property tax
$20,350/year estimated property tax
2025 taxable assessment $1,453,800 × 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 $1,377,000. It is not the 2025 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8820002052025 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
Commercial property
Retail, recorded in the City's retail category. The public record and owner trail follow.
3 open violations
What it is
Retail
Row W/Off Str 2 Sty Mason
Owner
917-Msw LP
$ / sq ft
$222
above the $178 median for 49 retail parcels citywide
Corridor
Chinatown
city commercial corridor
Interior area
6,196 sqft
Lot size
3,220 sqft
Stories
2
Built
1965
Zoning
CMX4
Recorded owner
Who's behind it
917-Msw LP · corporate / LLC owner
• Tax bills mail to 212 N 11th St, Philadelphia PA, 19107
Block context
900 block of Race St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 911-13 Race St · 919-21 Race St
L&I license dates · data through Jul 25, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
Megumi (Shokue Food Inc)Expired
Food Preparing and Serving (30+ SEATS) · Initial issue date Jun 26, 2024 · Terminal license date Jun 25, 2026
NEW HONG KONG BAKERY INCActive
Food Preparing and Serving · Initial issue date Nov 29, 2018 · Filed expiration Mar 18, 2027
SHOKUE FOOD INC (MEGUMI)Inactive
Food Preparing and Serving (30+ SEATS) · Initial issue date Apr 26, 2018 · Terminal license date Jun 29, 2019
MEGUMIClosed
Food Preparing and Serving · Initial issue date Nov 29, 2017 · Terminal license date Nov 28, 2018
R 28 PLUS INC (RAI RAI RAMEN)Inactive
Food Preparing and Serving · Initial issue date Apr 10, 2015 · Terminal license date Jun 29, 2017
LUS GOURMET LLCInactive
Food Preparing and Serving (30+ SEATS) · Initial issue date Jan 17, 2014 · Terminal license date Apr 30, 2014
NEW XIAO GUAN GARDEN LLCInactive
Food Preparing and Serving · Initial issue date May 17, 2013 · Terminal license date Jan 17, 2014
XIAO GUAN GARDEN INCInactive
Food Preparing and Serving · Initial issue date Aug 4, 2005 · Terminal license date May 17, 2013
HONG KONG BAKERY INCInactive
Food Preparing and Serving · Initial issue date Aug 27, 2004 · Terminal license date Sep 28, 2010
ZHI LU (T/A XIAO GUAN GARDEN)Inactive
Food Preparing and Serving · Initial issue date May 6, 2004 · Terminal license date May 26, 2005
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 34 dated rows
- License terminal eventMegumi (Shokue Food Inc): Food Preparing and Serving (30+ SEATS) business license marked expired
License 0954998 · Expired
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationL&I investigation
Case CF-2025-112070 · PASSED
The cited inspection visit was marked passed.
- CertificationFire Alarm Certification
Certification BC-2025-030415 · Certified
Expires 2026-10-24
- PermitAlterations
Permit PP-2025-013173 · Completed
REPAIR/REPLACE CURB TRAP, FRESH AIR INLET AND HOUSE DRAIN
- ViolationFOOD - LARGE ESTABLISHMENT LICENSE
Case CF-2025-112070 · Violation VI-2025-080874 · Code 6-301(4)(A)(.1) · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE EXTINGUISHERS
Case CF-2025-112070 · Violation VI-2025-080875 · Code F-906.2 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationRENTAL LICENSE- ONE & TWO FAMILY (R3)
Case CF-2025-112074 · Violation VI-2025-080878 · Code 9-3902 (1) · OPEN
- ViolationPERIODIC TESTING
Case CF-2025-112074 · Violation VI-2025-080879 · Code F-901.6.4 · OPEN
- ViolationEXTERIOR STRUCTURE STAIRS, DECKS, PORCHES
Case CF-2025-112074 · Violation VI-2025-080880 · Code PM15-304.10 · OPEN
- InvestigationL&I investigation
Case CF-2025-112070 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2025-112074 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventMegumi (Shokue Food Inc): Food Preparing and Serving (30+ SEATS) business license initially issued
License 0954998 · Expired
License event. Registration does not prove present operation or storefront occupancy.
- CertificationFire Alarm Certification
Certification BC-2023-025644 · Certified
Expires 2024-05-17
- License terminal eventSHOKUE FOOD INC (MEGUMI): Food Preparing and Serving (30+ SEATS) business license marked inactive
License 774498 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventNEW HONG KONG BAKERY INC: Food Preparing and Serving business license initially issued
License 1002533 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventMEGUMI: Food Preparing and Serving business license marked closed
License 758513 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventSHOKUE FOOD INC (MEGUMI): Food Preparing and Serving (30+ SEATS) business license initially issued
License 774498 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventMEGUMI: Food Preparing and Serving business license initially issued
License 758513 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventR 28 PLUS INC (RAI RAI RAMEN): Food Preparing and Serving business license marked inactive
License 660652 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventLUS GOURMET LLC: Dumpster License - Public ROW L&I license filing marked inactive
License 623214 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventR 28 PLUS INC (RAI RAI RAMEN): Food Preparing and Serving business license initially issued
License 660652 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventLUS GOURMET LLC: Food Preparing and Serving (30+ SEATS) business license marked inactive
License 615421 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventLUS GOURMET LLC: Dumpster License - Public ROW L&I license filing initially issued
License 623214 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventNEW XIAO GUAN GARDEN LLC: Dumpster License - Public ROW L&I license filing marked inactive
License 602089 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventLUS GOURMET LLC: Food Preparing and Serving (30+ SEATS) business license initially issued
License 615421 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventNEW XIAO GUAN GARDEN LLC: Food Preparing and Serving business license marked inactive
License 594067 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventNEW XIAO GUAN GARDEN LLC: Dumpster License - Public ROW L&I license filing initially issued
License 602089 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventNEW XIAO GUAN GARDEN LLC: Food Preparing and Serving business license initially issued
License 594067 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventXIAO GUAN GARDEN INC: Food Preparing and Serving business license marked inactive
License 330953 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventHONG KONG BAKERY INC: Food Preparing and Serving business license marked inactive
License 203129 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventXIAO GUAN GARDEN INC: Food Preparing and Serving business license initially issued
License 330953 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventZHI LU (T/A XIAO GUAN GARDEN): Food Preparing and Serving business license marked inactive
License 206942 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventHONG KONG BAKERY INC: Food Preparing and Serving business license initially issued
License 203129 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventZHI LU (T/A XIAO GUAN GARDEN): Food Preparing and Serving business license initially issued
License 206942 · 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 27, 2026, 8:29 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.
Official city record ↗ · L&I history ↗ · See the whole block · Download this record (JSON)