2026 assessment
$849K
OPA value, not a listing price
Commercial property report
9831-41 Bustleton Ave
1 story6,108 sqftCA1built 1975
Property at a glanceStore
Gabriel Real Estate Associates LP
2027 published assessment
$1.0M
Future roll, not the current tax bill
Location
9800 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 $1,007,800. It is not yet the billed-year tax basis.
- OPA assessment · 2016$676K 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$676K 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$812K 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$681K 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$681K 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$681K 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$681K 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$850K 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$850K 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$849K 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$849K 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$1.0M 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 ↗
- Permit · 2017-02-15UseThis 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 · 2017-05-02UseThis 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 · 2017-07-06UseThis 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 · 2017-09-22Major 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 · 2023-01-09Roof 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 · 2023-11-07Change 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 · 2023-11-14Addition and/or AlterationThis 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 · 2023-12-11AlterationsThis 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 · 2025-01-10Addition and/or AlterationsThis 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 · 2025-03-25Addition and/or AlterationsThis 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 · 2011-07-07CAL PROHIBITED CONDUCTA 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 · 2011-07-07BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- L&I violation · 2011-07-29VIOL BC 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 ↗
- Inspection · 2011-07-29BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- L&I violation · 2012-04-02OBTAIN LIC INDICATED (Obtain the license identified in the notice)The shorthand does not identify the license type; open the case notice for that detail.How L&I violations and orders work ↗
- Inspection · 2012-04-02BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- L&I violation · 2018-10-09DENIED ACCESS INSP BLDG PERMITA 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 · 2018-10-09BP_BLDGA 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 · 2017-10-12PERMB- WORK NOT SAME AS PERMITA 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 · 2011-08-23BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2012-05-09BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2012-07-26BC INSP (likely: building-code inspection)Legacy inspection shorthand; confirm the inspection type and scope in the City case file.What Philadelphia inspections check ↗
- Inspection · 2018-11-14BP_BLDGA 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 · 2024-02-07VASYL YAKUBETS (HANDMADE FROZEN FOOD 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 · 2018-08-27jewelry art (sole proprietor): Precious Metal Dealer 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 · 2020-10-25jewelry art (sole proprietor): Precious Metal Dealer 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 · 2011-09-12GABRIEL REAL ESTATE ASSOCIATES: 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 · 2008-08-29FUTURE PHARMACY: Food Establishment, Retail Permanent Location 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 · 2021-06-29FUTURE PHARMACY: Food Establishment, Retail Permanent Location 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 ↗
Property assessmentAssessmentL&I violationPermitInspectionLicense
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 record29 events · exact dates, newest first
- PermitAddition and/or Alterations
- PermitAddition and/or Alterations
- LicenseVASYL YAKUBETS (HANDMADE FROZEN FOOD LLC): Food Preparing and Serving business license initially issued
- PermitAlterations
- PermitAddition and/or Alteration
- PermitChange of Use
- PermitRoof Covering Replacement
- LicenseFUTURE PHARMACY: Food Establishment, Retail Permanent Location business license marked inactive
- Licensejewelry art (sole proprietor): Precious Metal Dealer business license marked inactive
- InspectionBP_BLDG
- L&I violationDENIED ACCESS INSP BLDG PERMIT
- InspectionBP_BLDG
- Licensejewelry art (sole proprietor): Precious Metal Dealer business license initially issued
- L&I violationPERMB- WORK NOT SAME AS PERMIT
- PermitMajor alteration
- PermitUse
- PermitUse
- PermitUse
- InspectionBC INSP (likely: building-code inspection)
- InspectionBC INSP (likely: building-code inspection)
- L&I violationOBTAIN LIC INDICATED (Obtain the license identified in the notice)
- InspectionBC INSP (likely: building-code inspection)
- LicenseGABRIEL REAL ESTATE ASSOCIATES: Dumpster License - Private Property L&I license filing initially issued
- InspectionBC INSP (likely: building-code inspection)
- L&I violationVIOL BC MESSAGE
- InspectionBC INSP (likely: building-code inspection)
- L&I violationCAL PROHIBITED CONDUCT
- InspectionBC INSP (likely: building-code inspection)
- LicenseFUTURE PHARMACY: Food Establishment, Retail Permanent Location business license initially issued
Verify the public record
Property tax
$11,884/year estimated property tax
2026 taxable assessment $849,000 × 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 $1,007,800. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8828953002026 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
Store, recorded in the City's commercial category. The public record and owner trail follow.
What it is
Store
Shop Cent Strip Masonry
Owner
Gabriel Real Estate Associates LP
$ / sq ft
$165
above the $151 median for 7,668 commercial parcels citywide
Corridor
Presidential/Belair
city commercial corridor
Interior area
6,108 sqft
Lot size
16,081 sqft
Stories
1
Built
1975
Zoning
CA1
Recorded owner
Who's behind it
Gabriel Real Estate Associates LP · corporate / LLC owner
• Owns 2 properties across Philadelphia under this name, assessed at $7.8M combined
• Tax bills mail to 9831-41 Bustleton Ave, Philadelphia PA, 19115
Block context
9800 block of Bustleton Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 9829 Bustleton Ave · 9827 Bustleton Ave
L&I license dates · data through Jul 24, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
VASYL YAKUBETS (HANDMADE FROZEN FOOD LLC)Active
Food Preparing and Serving · Initial issue date Feb 7, 2024 · Filed expiration Feb 6, 2027
jewelry art (sole proprietor)Inactive
Precious Metal Dealer · Initial issue date Aug 27, 2018 · Terminal license date Oct 25, 2020
FUTURE PHARMACYInactive
Food Establishment, Retail Permanent Location · Initial issue date Aug 29, 2008 · Terminal license date Jun 29, 2021
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 29 dated rows
- PermitAddition and/or Alterations
Permit FP-2025-000585 · Issued
EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. To install a wet chemical kitchen fire suppression system for an 8'-0" hood system.
- PermitAddition and/or Alterations
Permit MP-2024-005957 · Completed
FOR THE INSTALLATION OF A TYPE 1 COMMERCIAL KITCHEN HOOD (8'-0") TO INCLUDE ASSOCIATED DUCTWORK AND FANS. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS. *********** SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL AND FIRE SUPPRESSION WORK. **IMC 2018**
- License issue eventVASYL YAKUBETS (HANDMADE FROZEN FOOD LLC): Food Preparing and Serving business license initially issued
License 943710 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitAlterations
Permit PP-2023-016010 · Completed
INSTALL 2 HAND SINKS, 1 TWO COMPARTMENT SINK, 1 THREE COMPARTMENT SINK, 1 HOT WATER HEATER, 1 GREASE INTERCEPTOR, 1 FLOOR DRAIN, 1 MOP SINK AND 1 FLOOR SINK ACCORDING TO THE 2018 PPC AND PER PLANS.
- PermitAddition and/or Alteration
Permit CP-2023-004864 · Completed
FOR CHANGE OF OCCUPANCY (NO CHANGE IN OCCUPANCY CLASSIFICATION) LEVEL II ALTERATIONS TO INCLUDE STRUCTURAL WORK, NEW PARTITIONS, FIXTURES, EQUIPMENT, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK.
- PermitChange of Use
Permit ZP-2023-011501 · Issued
Retail Sales - Food, Beverages, and Groceries
- PermitRoof Covering Replacement
Permit GM-2023-000007 · Completed
EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Streets Department Permit is required for any sidewalk and street closures.
- License terminal eventFUTURE PHARMACY: Food Establishment, Retail Permanent Location business license marked inactive
License 455298 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventjewelry art (sole proprietor): Precious Metal Dealer business license marked inactive
License 787285 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationBP_BLDG
Case 658478 · PASSED
The cited inspection visit was marked passed.
- ViolationDENIED ACCESS INSP BLDG PERMIT
Case 658478 · Violation 4836231 · Code A-401.1/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBP_BLDG
Case 658478 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventjewelry art (sole proprietor): Precious Metal Dealer business license initially issued
License 787285 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- ViolationPERMB- WORK NOT SAME AS PERMIT
Case 770226 · Violation 4836215 · Code A-302.10/2 · CLOSEDCASE
City marked the case closed; that does not mean the original condition never existed.
- PermitMajor alteration
Permit 770226 · COMPLETED
PARTIAL CHANGE IN OCCUPANCY AND INTERIOR ALTERATIONS TO ACCOMMODATE NEW TENANT IN UNIT #3. SPACE TO BE USED AS SIT DOWN RESTAURANT (25 OR FEWER OCCUPANTS). ALTERATIONS TO INCLUDE ERECTION OF NON-BEARING PARTITIONS, FURNISHINGS, FINISHES AND ACCESSIBILITY UPGRADES. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL AND ELECTRICAL WORK.
- PermitUse
Permit 797567 · COMPLETED
SITDOWN RESTARAUNT IN SPACE #3 (NO LIVE MUSIC /NO SIGN ON THIS PERMIT)
- PermitUse
Permit 779847 · COMPLETED
EAT IN TAKE OUT RESTARAUNT. (NO LIVE MUSIC /NO SIGN ON THIS PERMIT)
- PermitUse
Permit 755405 · COMPLETED
FOR A PREPARED FOOD SHOP (DOES NOT UTILIZE COMMERCIAL COOKING APPLIANCES )( LESS THAN 20 SEATING) AT SPACE # 3 AS PART OF EXISTING AREA SHOPPING CENTER .NO SIGN ON THIS APPLICATION.
- InvestigationBC INSP (likely: building-code inspection)
Case 322040 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- InvestigationBC INSP (likely: building-code inspection)
Case 322040 · FAILED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationOBTAIN LIC INDICATED (Obtain the license identified in the notice)
Case 322040 · Violation 2436482 · Code LO-1 · COMPLIED
The shorthand does not identify the license type; open the case notice for that detail. City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBC INSP (likely: building-code inspection)
Case 322040 · FAILED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventGABRIEL REAL ESTATE ASSOCIATES: Dumpster License - Private Property L&I license filing initially issued
License 543711 · Active
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationBC INSP (likely: building-code inspection)
Case 287435 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- ViolationVIOL BC MESSAGE
Case 289281 · Violation 2160161 · Code A-000.0/11 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBC INSP (likely: building-code inspection)
Case 289281 · PASSED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked passed.
- ViolationCAL PROHIBITED CONDUCT
Case 287435 · Violation 2146900 · Code 19-2602.4/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationBC INSP (likely: building-code inspection)
Case 287435 · FAILED
Legacy inspection shorthand; confirm the inspection type and scope in the City case file. The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- License issue eventFUTURE PHARMACY: Food Establishment, Retail Permanent Location business license initially issued
License 455298 · 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 25, 2026, 9:08 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)