2026 assessment
$1.3M
OPA value, not a listing price
Multi-family report
915 Ridge Ave
8 bd4 ba4,320 sqftRMX3built 2014
Property at a glanceApartment building
Entity-held
ZIP 19107 area
Washington Square West · Chinatown
900 block of Ridge Ave
Open L&I record
Open City history ↗1 violation row marked OPEN in 1 active case
The actual City titles, code sections, case posture, and latest recorded inspections are shown here instead of only an aggregate count.
Case CF-2026-047016
IN VIOLATIONSuppression System Testing & Maintenance
- Suppression System Testing & Maintenance
F-903.5
OPEN is the status in the fetched L&I file, not a new inspection by BlockReport. Read the notice for the cited condition and required correction, then verify the live case with L&I.
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 · 2017$846K 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$846K 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$1.1M 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 ↗
- OPA assessment · 2020$1.1M 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 ↗
- OPA assessment · 2021$1.1M 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 ↗
- OPA assessment · 2022$1.1M 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 ↗
- OPA assessment · 2023$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 ↗
- OPA assessment · 2024$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 ↗
- OPA assessment · 2025$1.3M 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$1.3M 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$1.3M 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 · 2014Deed / sale $1.3MA recorded real-estate document or transfer event. The amount and date can be useful history, but the underlying deed and transfer-tax filing control the parties, consideration, and legal effect.How to read the recorded document ↗
- Deed / sale · 2016Deed / sale $1.5MA 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 · 2013-01-31Zoning/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 · 2013-08-09New constructionThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2013-10-15PlumbingThis 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 · 2013-10-23New ConstructionThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2013-11-15MechanicalThis 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 · 2013-11-15MechanicalThis 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 · 2013-11-22PlumbingThis 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 · 2013-12-17ElectricalThis 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 · 2013-12-18SuppressionThis 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 · 2013-12-31PlumbingThis 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 · 2024-02-14Change 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 · 2024-02-15Change 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 · 2026-04-14Change of UseThis permit category usually covers the property’s allowed use, dimensions, occupancy, or site configuration. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- L&I violation · 2026-05-05SUPPRESSION 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 ↗
- Inspection · 2026-05-05L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- License · 2026-05-05Patrick Fluss: 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 · 2024-02-20David-John Ladignon: 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 · 2025-04-20David-John Ladignon: 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 · 2018-12-11Ridgewood Plaza 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 ↗
- License · 2026-02-08Ridgewood Plaza LLC: Rental landlord or residential registration marked inactiveA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- Certification · 2025-09-05Fire 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 · 2026-06-08Sprinkler 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 ↗
- Appeal · 2013-07-03Building 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 · 2013-07-03Building 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 assessmentBlock median & rangeZIP 19107 (Washington Square West · Chinatown) 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 record26 events · exact dates, newest first
- CertificationSprinkler Certification
- L&I violationSUPPRESSION SYSTEM TESTING & MAINTENANCE
- InspectionL&I investigation
- LicensePatrick Fluss: Limited Lodging Operator landlord or residential registration initially issued
- PermitChange of Use
- LicenseRidgewood Plaza LLC: Rental landlord or residential registration marked inactive
- CertificationFire Alarm Certification
- LicenseDavid-John Ladignon: Limited Lodging Operator landlord or residential registration marked inactive
- LicenseDavid-John Ladignon: Limited Lodging Operator landlord or residential registration initially issued
- PermitChange of Use
- PermitChange of Use
- LicenseRidgewood Plaza LLC: Rental landlord or residential registration initially issued
- Deed / saleDeed / sale $1.5M
- Deed / saleDeed / sale $1.3M
- PermitPlumbing
- PermitSuppression
- PermitElectrical
- PermitPlumbing
- PermitMechanical
- PermitMechanical
- PermitNew Construction
- PermitPlumbing
- PermitNew construction
- AppealBuilding standards appeal
- AppealBuilding standards appeal
- PermitZoning/use
Flags: 1 L&I violation row marked OPEN · 2 zoning/board appeals on record. Informational only. Not investment advice or a consumer report (FCRA).
Verify the public record
Property tax
$18,867/year estimated property tax
2026 taxable assessment $1,347,800 × 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 $1,347,800. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 0563128052026 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.”
The property, on paper
OPA physical field record.
Bedrooms
8
Bathrooms
4
Interior
4,320 sqft
livable area
Lot
1,341 sqft
Basement
Full, finished
city code A
Heat
Forced hot air
city code A
Central air
Yes
Exterior condition
Average
city code 4
Above averageBelow average
Interior condition
Above average
city code 3
Above averageBelow average
Quality grade
A-
assessor's grade
ABCDE
Zoning
RMX3
city zoning code
Zoning appeals
2
OPEN · APPROVED · 2013
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Recorded owner
Who's behind it
Ridgewood Plaza LLC · corporate / LLC owner
• Owns 6 properties across Philadelphia under this name, assessed at $8.0M combined
• Tax bills mail to 3805 Cottage Ln, Newtown Square PA, 19073 — outside Philadelphia
Block context
900 block of Ridge Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 913 Ridge Ave · 917 Ridge Ave
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.
Patrick FlussActive
Limited Lodging Operator · Initial issue date May 5, 2026 · Filed expiration May 4, 2027
David-John LadignonInactive
Limited Lodging Operator · Initial issue date Feb 20, 2024 · Terminal license date Apr 20, 2025
Ridgewood Plaza LLCInactive
Rental · Initial issue date Dec 11, 2018 · Terminal license date Feb 8, 2026
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 26 dated rows
- CertificationSprinkler Certification
Certification BC-2026-020295 · Certified
Expires 2027-06-08
- ViolationSUPPRESSION SYSTEM TESTING & MAINTENANCE
Case CF-2026-047016 · Violation VI-2026-028452 · Code F-903.5 · OPEN
The individual violation row was marked open in the assembled City file; verify the live notice and any later inspection.
- InvestigationL&I investigation
Case CF-2026-047016 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventPatrick Fluss: Limited Lodging Operator landlord or residential registration initially issued
License 1006688 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2026-000841 · Issued
Limited Lodging
- License terminal eventRidgewood Plaza LLC: Rental landlord or residential registration marked inactive
License 796704 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- CertificationFire Alarm Certification
Certification BC-2025-023315 · Certified
Expires 2026-09-05
- License terminal eventDavid-John Ladignon: Limited Lodging Operator landlord or residential registration marked inactive
License 944707 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventDavid-John Ladignon: Limited Lodging Operator landlord or residential registration initially issued
License 944707 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitChange of Use
Permit ZP-2024-001050 · Issued
Limited Lodging
- PermitChange of Use
Permit ZP-2024-001104 · Issued
Visitor Accommodations
- License issue eventRidgewood Plaza LLC: Rental landlord or residential registration initially issued
License 796704 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$1.5M transfer
2016
- Recorded transfer$1.3M transfer
2014
- PermitPlumbing
Permit 508363 · COMPLETED
8 WC,10 LAVS,8 TUB/SHOWERS,4 KITCHEN SIK,4 WASHER AND 6 FLOOR DRAINS (MULTI FAMILY)
- PermitSuppression
Permit 496875 · COMPLETED
FOR THE INSTALLATION OF A COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEM W. TWO (2) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY FOR A FOUR (4) STORY MULTI-FAMILY BUILDING. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13R & MANUAL WET STANDPIPE SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 14.
- PermitElectrical
Permit 507569 · COMPLETED
1 FIRE ALARM AND 1 NEW 400AMP SERVICE WITH 5 METER SOCKETS AND ALL OUTLETS,SWITCHES,LIGHTING AND PHONE AND CABLE TV WIRES PER 2008 NEC & NFPA 72(MULTI FAMILY)
- PermitPlumbing
Permit 507725 · COMPLETED
INSTALL A NEW 5" LATERAL,CURB TRAP,FRESH AIR INLET AND INSTALL (4)3/4 WATER SERVICE PA20132820975 (MULTI FAMILY)
- PermitMechanical
Permit 506327 · COMPLETED
INSTALLATION OF 4 ELECTRIC HEATPUMPS. 2 ROOFTOP UNITS (3 TON EACH), 1 UNIT ON THE FIRST FLOOR (2 TON), AND ONE UNIT ON THE 2ND FLOOR (2 TON). EACH DWELLING IS SELF CONTAINED WITH NO PENTRATIONS THROUGH RATED ASSEMBLIES. SEPARATE ELECTRICAL PERMIT REQUIRED FOR WIRING.
- PermitMechanical
Permit 506389 · COMPLETED
INSTALLATION OF 4 ELECTRIC HEATPUMPS. 2 ROOFTOP UNITS (3 TON EACH), 1 UNIT ON THE FIRST FLOOR (2 TON), AND ONE UNIT ON THE 2ND FLOOR (2 TON). EACH DWELLING IS SELF CONTAINED WITH NO PENTRATIONS THROUGH RATED ASSEMBLIES. SEPARATE ELECTRICAL PERMIT REQUIRED FOR WIRING.
- PermitNew Construction
Permit 495768 · Expired
400AMP SERVICE WIRING THROUGHOUT PER 2008 NEC (MULTI FAMILY)
- PermitPlumbing
Permit 500565 · COMPLETED
INSTALL A NEW 5" LATERAL,FRESH AIR INLET,3/4 WATER SERVICE AND CURB TRAP PA20132820975 (MULTI FAMILY)
- PermitNew construction
Permit 455044 · COMPLETED
FOR THE ERECTION OF A NEW (4) STORY, (4) FAMILY DWELLING WITH CELLAR AS PER PLANS.
- AppealBuilding standards appeal
Appeal 20521 · OPEN · APPROVED
Related permit 455044 · ON 5/7/2013, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #455044.
- AppealBuilding standards appeal
Appeal 20522 · OPEN · APPROVED
Related permit 455046 · ON 5/7/2013, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #455046.
- PermitZoning/use
Permit 449621 · COMPLETED
FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE WITH CELLAR AND SIX FOOT (6'-0") HIGH FENCING IN THE REAR. SIZE AND LOCATION AS SHOWN IN PLANS STAMPED "APPROVED" BY THE ZONING BOARD OF ADJUSTMENT DATED SEPTEMBER 11, 2012. FOR USE AS FOUR (4) DWELLING UNITS. **SEE PERMIT # 449619 FILE FOR PLANS***
Where this comes from
- Assessment, spec sheet & owner: OPA Property Assessments, Office of Property Assessment
- Sales & deed history: Realty Transfer Tax records, Recorder of Deeds
- Permits, violations & inspections: L&I Property History · Atlas
- Tax delinquency snapshot · June 2022: Real Estate Tax Delinquencies, Dept. of Revenue
- Historical tax ledger & liens · through 2016: Real Estate Tax Balances, Dept. of Revenue
- Current property-tax balance: Verify with Philadelphia Revenue
- Zoning appeals: L&I & Zoning Board appeals
- Neighborhood income & rents: US Census ACS 5-year estimates
- Historical mortgage rates: Freddie Mac Primary Mortgage Market Survey, annual averages
- Imagery: Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 23, 2026, 11:27 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)