2026 assessment
$1.2M
OPA value, not a listing price
Commercial property report
9405 Bustleton Ave
1 story · 8,860 sqft · CA1 · built 1925
Property at a glanceCommercial
9405 Ba LLC
2027 published assessment
$1.2M
Future roll, not the current tax bill
Location
9400 block of Bustleton Ave
ZIP 19115
Neighborhood area
Bustleton
Approximate · based on ZIP 19115
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 $1,225,000. It is not yet the billed-year tax basis.
- OPA assessment · 2016$647K 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$647K 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$920K 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$1.0M 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 · 2020$1.0M 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 · 2021$1.0M 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 · 2022$1.0M 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 · 2023$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 · 2024$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 · 2025$1.2M 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$1.2M 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$1.2M 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 · 2019Deed / sale $1.1MA 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 ↗
- L&I violation · 2007-07-19VIOL C&I MESSAGEA 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 · 2007-07-19FIRE-COMM COOKING DEVICEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2007-07-19CI INSPA 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 · 2008-10-01VIOL C&I MESSAGEA 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 · 2008-10-01ANNUAL CERT STANDBY/EMERG LITEA 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 · 2008-10-01EMERG LIGHTING DEFECTIVEA 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 · 2008-10-01EGRESS LIGHTING REQA 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 · 2008-10-01CI INSPA 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 · 2009-12-24EGRESS DOOR OPENABLEA 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 · 2011-02-09VIOL NONE FOUNDA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2011-02-09CI INSPA 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 · 2004-06-01L_CLIPA 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 · 2004-06-01L_CLIPA 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 · 2004-06-02L_CLIPA 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 · 2004-06-15L_CLIPA 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 · 2006-06-08CI INSPA 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 · 2006-08-04CI INSPA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2007-07-30CI INSPA 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 · 2009-01-15CI INSPA 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 · 2009-11-24CI INSPA 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 · 2010-01-12CI INSPA 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 · 2010-01-20CI INSPA 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 · 2011-03-24CI INSPA 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 · 2011-09-01CIRCLE OF FRIENDS ADHC INC: Dumpster License - Private Property 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 · 2004-05-13CIRCLE OF FRIENDS ADHC 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 ↗
- Certification · 2022-08-10Fire 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 · 2023-07-27Fire 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 · 2024-07-17Fire 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 · 2024-10-31Fire 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 · 2025-07-10Fire 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 · 2026-07-15Fire 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 assessmentAssessmentDeed / saleL&I violationInspectionLicenseCertification
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 record32 events · exact dates, newest first
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- Deed / saleDeed / sale $1.1M
- LicenseCIRCLE OF FRIENDS ADHC INC: Dumpster License - Private Property L&I license filing initially issued
- InspectionCI INSP
- L&I violationVIOL NONE FOUND
- InspectionCI INSP
- InspectionCI INSP
- InspectionCI INSP
- L&I violationEGRESS DOOR OPENABLE
- InspectionCI INSP
- InspectionCI INSP
- L&I violationVIOL C&I MESSAGE
- L&I violationANNUAL CERT STANDBY/EMERG LITE
- L&I violationEMERG LIGHTING DEFECTIVE
- L&I violationEGRESS LIGHTING REQ
- InspectionCI INSP
- InspectionCI INSP
- L&I violationVIOL C&I MESSAGE
- L&I violationFIRE-COMM COOKING DEVICE
- InspectionCI INSP
- InspectionCI INSP
- InspectionCI INSP
- InspectionL_CLIP
- InspectionL_CLIP
- InspectionL_CLIP
- InspectionL_CLIP
- LicenseCIRCLE OF FRIENDS ADHC INC: Food Preparing and Serving (30+ SEATS) business license initially issued
Verify the public record
Property tax
$16,308/year estimated property tax
2026 taxable assessment $1,165,000 × 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 $1,225,000. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8829268102026 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
Commercial, recorded in the City's commercial category. The public record and owner trail follow.
What it is
Commercial
Misc Day Care Masonry
Owner
9405 Ba LLC
$ / sq ft
$138
below the $151 median for 7,668 commercial parcels citywide
Corridor
Bustleton/Welsh/Grant and Vicinity
city commercial corridor
Interior area
8,860 sqft
Lot size
20,152 sqft
Stories
1
Built
1925
Zoning
CA1
Recorded owner
Who's behind it
9405 Ba LLC · corporate / LLC owner
• Tax bills mail to 9405 Bustleton Ave, Philadelphia PA, 19115
Block context
9400 block of Bustleton Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 9407 Bustleton Ave · 9401-03 Bustleton Ave
L&I license dates · data through Jul 21, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
CIRCLE OF FRIENDS ADHC INCActive
Food Preparing and Serving (30+ SEATS) · Initial issue date May 13, 2004 · Filed expiration Apr 30, 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 32 dated rows
- CertificationFire Alarm Certification
Certification BC-2026-019999 · Certified
Expires 2027-07-15
- CertificationFire Alarm Certification
Certification BC-2025-018248 · Certified
Expires 2026-07-10
- CertificationFire Alarm Certification
Certification BC-2024-030255 · Certified
Expires 2025-10-31
- CertificationFire Alarm Certification
Certification BC-2024-020570 · Certified
Expires 2025-07-17
- CertificationFire Alarm Certification
Certification BC-2023-015486 · Certified
Expires 2024-07-27
- CertificationFire Alarm Certification
Certification BC-2022-011044 · Certified
Expires 2023-08-10
- Recorded transfer$1.1M transfer
2019
- License issue eventCIRCLE OF FRIENDS ADHC INC: Dumpster License - Private Property L&I license filing initially issued
License 543014 · Active
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationCI INSP
Case 265829 · PASSED
The cited inspection visit was marked passed.
- ViolationVIOL NONE FOUND
Case 265829 · Violation 1974099 · Code A-000.0/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 265829 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationCI INSP
Case 221227 · PASSED
The cited inspection visit was marked passed.
- InvestigationCI INSP
Case 221227 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationEGRESS DOOR OPENABLE
Case 221227 · Violation 1566367 · Code FC-1008.1/3 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 221227 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationCI INSP
Case 180830 · PASSED
The cited inspection visit was marked passed.
- ViolationVIOL C&I MESSAGE
Case 180830 · Violation 1113761 · Code A-000.0/10 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationANNUAL CERT STANDBY/EMERG LITE
Case 180830 · Violation 1113764 · Code FC-914.1/5 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEMERG LIGHTING DEFECTIVE
Case 180830 · Violation 1113763 · Code FC-1006.3/2 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationEGRESS LIGHTING REQ
Case 180830 · Violation 1113762 · Code FC-1006.1/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 180830 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationCI INSP
Case 121263 · PASSED
The cited inspection visit was marked passed.
- ViolationVIOL C&I MESSAGE
Case 121263 · Violation 630363 · Code A-000.0/10 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationFIRE-COMM COOKING DEVICE
Case 121263 · Violation 630362 · Code FC-610.2/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationCI INSP
Case 121263 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationCI INSP
Case 66861 · PASSED
The cited inspection visit was marked passed.
- InvestigationCI INSP
Case 66861 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL_CLIP
Case 27167 · CLOSED
City marked the record closed; open the case for the closing reason.
- InvestigationL_CLIP
Case 27211 · CLOSED
City marked the record closed; open the case for the closing reason.
- InvestigationL_CLIP
Case 27167 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL_CLIP
Case 27211 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventCIRCLE OF FRIENDS ADHC INC: Food Preparing and Serving (30+ SEATS) business license initially issued
License 208896 · Active
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 22, 2026, 6:54 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)