{"asOf":"2026-07-24T16:53:50.753Z","block":"500-599 PIERCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-pierce-st","address":"518 PIERCE ST","parcelNumber":"011383200","source":"https://property.phila.gov/?p=011383200","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"TROVE CAPITAL AFFORDABLE HOUSING LLC","coOwner":null,"marketValue":100600,"landAssessment":100600,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":5000,"date":"2026-01-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"211938751","date":"2017-06-26","code":"9-3904","title":"VACANT LOT LICENSE","status":"CLOSED","resolutionDate":"2023-04-03","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-011298","date":"2021-03-03","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-04-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-053199","date":"2021-08-05","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-039577","date":"2023-06-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-07-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-039578","date":"2023-06-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-07-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-006224","date":"2024-01-31","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-02-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-006223","date":"2024-01-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-02-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-076492","date":"2025-09-27","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-076491","date":"2025-09-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-076490","date":"2025-09-27","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"590624","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2017-06-27","completedDate":"2023-04-03","violations":[{"number":"211938751","date":"2017-06-26","code":"9-3904","title":"VACANT LOT LICENSE","status":"CLOSED","resolutionDate":"2023-04-03","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2021-014560","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-03","completedDate":"2021-04-29","violations":[{"number":"VI-2021-011298","date":"2021-03-03","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-04-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-073729","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-05","completedDate":"2021-10-07","violations":[{"number":"VI-2021-053199","date":"2021-08-05","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-10-06","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-052759","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-06","completedDate":"2023-09-18","violations":[{"number":"VI-2023-039577","date":"2023-06-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-07-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-039578","date":"2023-06-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-07-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-007701","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-01-31","completedDate":"2024-02-20","violations":[{"number":"VI-2024-006224","date":"2024-01-31","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-02-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-006223","date":"2024-01-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-02-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-106829","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-27","completedDate":"2025-10-31","violations":[{"number":"VI-2025-076492","date":"2025-09-27","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-076491","date":"2025-09-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-076490","date":"2025-09-27","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-10-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2017,"n":1,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"590624","date":"2017-06-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2021-014560","date":"2021-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-014560","date":"2021-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-014560","date":"2021-04-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-073729","date":"2021-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-073729","date":"2021-10-07","type":null,"status":"PASSED"},{"caseNumber":"590624","date":"2023-04-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-052759","date":"2023-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-052759","date":"2023-09-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-007701","date":"2024-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-007701","date":"2024-02-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-007701","date":"2024-02-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-106829","date":"2025-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-106829","date":"2025-10-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2021,"fails":3,"passes":2},{"y":2023,"fails":1,"passes":2},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92650601082349,"lng":-75.15487894005875,"geom":null,"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":696,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2402 COLLI DR, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":11500,"taxable":0,"land":11500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":11500,"exemptImprovement":0},{"y":2017,"v":42300,"taxable":0,"land":42300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":42300,"exemptImprovement":0},{"y":2018,"v":42300,"taxable":0,"land":42300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":42300,"exemptImprovement":0},{"y":2019,"v":42300,"taxable":0,"land":42300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":42300,"exemptImprovement":0},{"y":2020,"v":42300,"taxable":0,"land":42300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":42300,"exemptImprovement":0},{"y":2021,"v":42300,"taxable":0,"land":42300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":42300,"exemptImprovement":0},{"y":2022,"v":42300,"taxable":0,"land":42300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":42300,"exemptImprovement":0},{"y":2023,"v":97400,"taxable":0,"land":97400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":97400,"exemptImprovement":0},{"y":2024,"v":97400,"taxable":0,"land":97400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":97400,"exemptImprovement":0},{"y":2025,"v":140500,"taxable":0,"land":140500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":140500,"exemptImprovement":0},{"y":2026,"v":140500,"taxable":0,"land":140500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":140500,"exemptImprovement":0},{"y":2027,"v":100600,"taxable":0,"land":100600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":100600,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-006579","date":"2025-07-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of an attached structure ( not to exceed 38 ft. in height). Size and location per plans."},{"number":"RP-2025-006904","date":"2025-09-11","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A TWO (2) STORY ATTACHED STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT FOR USE AS A SINGLE-FAMILY DWELLING (GROUP R-3). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13D. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IRC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, FIRE SUPPRESSION, AND EXCAVATION WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O., SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"SP-2025-000992","date":"2025-09-12","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for RP-2025-006904 FOR EXCAVATION WORK ASSOCIATED WITH NEW CONSTRUCTION OF A TWO (2) STORY SINGLE-FAMILY DWELLING BUILDING AS PER APPROVED PLANS. WORK TO INCLUDE TEMPORARY EXCAVATION SUPPORT SYSTEM. NO BUILDING CONSTRUCTION APPROVED ON THIS PERMIT. *2018 IRC REVIEW* **SEPARATE PERMITS REQUIRED FOR BUILDING CONSTRUCTION**"},{"number":"EP-2025-007582","date":"2026-01-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2025-006904 EZELEC - NEW SERVICE ELECTRICAL WIRING/DEVICES THROUGHOUT AS PER 2017 NEC. Deviations from the EZ Permit standards require submission of construction and site plans."},{"number":"MP-2025-004117","date":"2026-03-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2025-006904"},{"number":"PP-2026-003562","date":"2026-03-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL CT, FAI, MD & 1\" WDP. Install vents, drains, water lines & 12 fixtures. 2 toilets, 2 lavs, 1 kitchen sink, 1 tub, 1 shower, 1 hot water heater, 1 washer box, 1 hose bib, 1 sump pump, 1 ejector pump."},{"number":"FP-2026-000669","date":"2026-04-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A TWO-STORY SINGLE-FAMILY DWELLING TO INCLUDE A ONE (1) INCH COMBINED DOMESTIC & FIRE SERVICE LINE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13D BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE RP-2025-006904 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 130% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $42,300 to $97,400","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW USE.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: RP-2025-006904 (Issued), SP-2025-000992 (Issued), EP-2025-007582 (Issued), MP-2025-004117 (Issued), PP-2026-003562 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 31, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}