{"asOf":"2026-07-24T16:54:57.242Z","block":"400-499 PIERCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-pierce-st","address":"403 PIERCE ST","parcelNumber":"011377400","source":"https://property.phila.gov/?p=011377400","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"MICHAEL RISPOLI","coOwner":null,"marketValue":515500,"landAssessment":103100,"improvementAssessment":412400,"livableArea":1701,"yearBuilt":1960,"lastSale":{"price":1,"date":"2022-02-18T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.926498358785196,"lng":-75.15295392399693,"geom":{"type":"Polygon","coordinates":[[[-75.152908283,39.926571529],[-75.152941557,39.926417966],[-75.153000113,39.926425806],[-75.152965521,39.926579322],[-75.152908283,39.926571529]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":2,"stories":3,"lotArea":879,"zoning":"RSA5","grade":"B-","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":true,"mail":"403 PIERCE ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[{"year":2010,"total":149.62,"principal":0,"interest":88.86,"penalty":29.78},{"year":2011,"total":226.08,"principal":0,"interest":150.7,"penalty":42.58},{"year":2012,"total":213.15,"principal":0,"interest":136.86,"penalty":44.22},{"year":2013,"total":214.88,"principal":0,"interest":135.2,"penalty":45.81},{"year":2014,"total":3515.17,"principal":2547.53,"interest":501.83,"penalty":180.14},{"year":2015,"total":3297.15,"principal":2573.47,"interest":270.21,"penalty":180.14},{"year":2016,"total":3012.75,"principal":2688.32,"interest":40.32,"penalty":26.88}],"taxNet":10628.8,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":167000,"taxable":167000,"land":14416,"improvement":152584,"taxableLand":14416,"taxableImprovement":152584,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":167000,"taxable":167000,"land":37241,"improvement":129759,"taxableLand":37241,"taxableImprovement":129759,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":167000,"taxable":137000,"land":37241,"improvement":129759,"taxableLand":37241,"taxableImprovement":99759,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":199900,"taxable":159900,"land":44578,"improvement":155322,"taxableLand":44578,"taxableImprovement":115322,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":216600,"taxable":216600,"land":48302,"improvement":168298,"taxableLand":48302,"taxableImprovement":168298,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":216600,"taxable":216600,"land":48302,"improvement":168298,"taxableLand":48302,"taxableImprovement":168298,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":216600,"taxable":216600,"land":48302,"improvement":168298,"taxableLand":48302,"taxableImprovement":168298,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":442100,"taxable":362100,"land":88420,"improvement":353680,"taxableLand":88420,"taxableImprovement":273680,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":442100,"taxable":362100,"land":88420,"improvement":353680,"taxableLand":88420,"taxableImprovement":273680,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":500800,"taxable":400800,"land":100160,"improvement":400640,"taxableLand":100160,"taxableImprovement":300640,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":500800,"taxable":400800,"land":100160,"improvement":400640,"taxableLand":100160,"taxableImprovement":300640,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":515500,"taxable":415500,"land":103100,"improvement":412400,"taxableLand":103100,"taxableImprovement":312400,"exemptLand":0,"exemptImprovement":100000}],"taxNow":5610,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"973772","date":"2019-05-07","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-11","scope":"EZ PERMIT STANDARDS ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"978547","date":"2019-05-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-11","scope":"INSTALL STACK,WASTE AND WATER LINES FOR 3-TOILETS,3-LAVS,2-TUBS,1-SHOWER,1-LAUNDRY AND 1-WATER HEATER.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 - THE INSTALLATION DOES NOT INCLUDE GARBAGE DISPOSAL OR DISHWASHER"},{"number":"981952","date":"2019-06-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-11","scope":"REPLACE 3/4\" WATER SERVICE-PA1#20191480907-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"983532","date":"2019-06-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-11","scope":"INSTALL ONE GAS FURNACE 80,000 BTU WITH 3 TON COOLING 92% WITH DUCT WORK"},{"number":"985330","date":"2019-06-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-11","scope":"NEW 100 AMP SERVICE PER 2014 NEC, NEW GENERAL LIGHTING CIRCUITS TO INCLUDE LAUNDRY, BATHROOM RECESSED LIGHTS"}],"storyTag":"Renovated & sold on","storyDelta":1.06,"timeline":[{"y":2019,"k":"sale","p":192000},{"y":2019,"k":"permit","w":"Alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2020,"k":"sale","p":395000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 104% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $216,600 to $442,100","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}