{"asOf":"2026-07-25T01:23:46.315Z","block":"700-799 WATKINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-watkins-st","address":"703 WATKINS ST","parcelNumber":"012000014","source":"https://property.phila.gov/?p=012000014","ownerType":"investor","kind":"house","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"V30","buildingCodeNew":"25","buildingClass":"PRIV GAR 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"HONG DA INVESTMENT LLC","coOwner":null,"marketValue":444500,"landAssessment":88900,"improvementAssessment":355600,"livableArea":1120,"yearBuilt":2022,"lastSale":{"price":150000,"date":"2019-06-17T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92747591863591,"lng":-75.15738330755336,"geom":{"type":"Polygon","coordinates":[[[-75.157412303,39.927541102],[-75.157327258,39.927529475],[-75.157353654,39.927410494],[-75.15743956,39.927422592],[-75.157412303,39.927541102]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-017835","type":"Sprinkler Certification","inspectionDate":"2024-06-05","result":"Certified","expirationDate":"2025-06-05","buildingId":"1550502"},{"number":"BC-2025-020579","type":"Sprinkler Certification","inspectionDate":"2025-07-09","result":"Certified","expirationDate":"2026-07-09","buildingId":"1550502"},{"number":"BC-2026-018491","type":"Sprinkler Certification","inspectionDate":"2026-06-04","result":"Certified","expirationDate":"2027-06-04","buildingId":"1550502"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":2,"stories":2,"lotArea":616,"zoning":"CMX2","grade":null,"basement":"1","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":"509 CONSHOHOCKEN STATE RD, NARBERTH PA, 19072","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":444300,"taxable":88860,"land":88860,"improvement":355440,"taxableLand":88860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":355440},{"y":2026,"v":444300,"taxable":88860,"land":88860,"improvement":355440,"taxableLand":88860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":355440},{"y":2027,"v":444500,"taxable":88900,"land":88900,"improvement":355600,"taxableLand":88900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":355600}],"taxNow":1244,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1010582","date":"2019-10-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-15","scope":"FOR THE ERECTION OF A THIRD STORY ADDITION WITH A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE AND INTERIOR ALTERATION TO CREATE A VACANT COMMERCIAL SPACE AT FIRST FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH SINGLE FAMILY HOUSEHOLD LIVING ABOVE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK"},{"number":"1032966","date":"2019-12-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-15","scope":"INSTALL ONE 2 TON HEAT PUMP WITH DUCT WORK ON 1ST FL,INSTALL 3 TON HEAT PUMP WITH DUCT WORK ON 2ND FL"},{"number":"1029805","date":"2019-12-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-15","scope":"FOR THE INSTALLATION OF TWO (2) INCH FIRE SERVICE LINE WITH TWO AND A HALF (2-1/2) INCH BACKFLOW PREVENTERS AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13 SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT REQUIRED FOR ANY OTHER WORK."},{"number":"1031401","date":"2020-01-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-07","scope":"INSTALL NEW 400AMP SERVICE WITH3 METERS AND COMPLETE ELECTRICAL WIRING OF 1 APTS AND COMMERCIAL SPACE WITH AN NEW OUTLTS, SWITCHES, LIGHTING TO NEC CODE INSTALL NEW FIRE ALARM SYSTEMS TO NFPA 72 (2017 NEC AND NFPA 72(SOUTH DIST) INSTALL NEW FIRE ALARM SYSTEMS THROUGHOUT TO NFPA 72 (2017 NEC AND NFPA 72(SOUTH DIST)"},{"number":"1051091-RI","date":"2020-02-19","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-17","scope":"INSTALL ALL DRAINS ON FIRST FLOOR IN CAST, ABOVE FIRST FLOOR CONVERT TO PVC WITH A CP44 AND CP 33. INSTALL ALL WATER SUPPLY IN COPPER ON FIRST FLOOR AND PEX ABOVE FIRST FLOOR WITH A SWEAT BY PEX ADAPTER 1 KS, 5 WL, 5 LAVS, 4 TUBS, 1 WM, 1 HWH PER 2018 PHILA PLUMBING CODE"},{"number":"1051091","date":"2020-05-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-15","scope":"INSTALL ALL DRAINS ON FIRST FLOOR IN CAST, ABOVE FIRST FLOOR CONVERT TO PVC WITH A CP44 AND CP 33. INSTALL ALL WATER SUPPLY IN COPPER ON FIRST FLOOR AND PEX ABOVE FIRST FLOOR WITH A SWEAT BY PEX ADAPTER 1 KS, 5 WL, 5 LAVS, 4 TUBS, 1 WM, 1 HWH PER 2018 PHILA PLUMBING CODE"},{"number":"PP-2020-011356","date":"2020-10-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-14","scope":"install curb trap and fresh air inlet and 1 1/2 water service"},{"number":"ZP-2023-011218","date":"2023-10-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":150000},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"283766","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ROBERT L RUSSO (BOB RUSSO AUTO REPAIR)","legalName":"ROBERT L RUSSO","address":"703 WATKINS ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-12-10","latestIssueDate":"2013-12-07","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"863529","type":"Rental","status":"Active","businessName":"Hong Da Investmnent LLC","legalName":"Hong Da Investmnent LLC","address":"703 WATKINS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-03-14","latestIssueDate":"2026-02-10","expirationDate":"2027-03-13","inactiveDate":null},{"number":"940906","type":"Limited Lodging Operator","status":"Inactive","businessName":"Bi Xia Zheng","legalName":"Bi Xia Zheng","address":"703 WATKINS ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2024-01-02","latestIssueDate":"2025-05-15","expirationDate":"2026-01-01","inactiveDate":"2026-03-02"}],"licenseActivity":[{"number":"940906","type":"Limited Lodging Operator","businessName":"Bi Xia Zheng","legalName":"Bi Xia Zheng","issuedDate":"2024-01-02","latestIssueDate":"2025-05-15","closureDate":"2026-03-02","expirationDate":"2026-01-01","inactiveDate":"2026-03-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"863529","type":"Rental","businessName":"Hong Da Investmnent LLC","legalName":"Hong Da Investmnent LLC","issuedDate":"2021-03-14","latestIssueDate":"2026-02-10","closureDate":null,"expirationDate":"2027-03-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"283766","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ROBERT L RUSSO (BOB RUSSO AUTO REPAIR)","legalName":"ROBERT L RUSSO","issuedDate":"2004-12-10","latestIssueDate":"2013-12-07","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (509 CONSHOHOCKEN STATE RD, NARBERTH PA, 19072).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Motor Vehicle Repair / Fuel Dispensing #283766: Inactive since Mar 1, 2015; Limited Lodging Operator #940906: Inactive since Mar 2, 2026","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jun 4, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}