{"asOf":"2026-07-25T03:10:38.890Z","block":"800-899 WATKINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-watkins-st","address":"818 WATKINS ST","parcelNumber":"012334700","source":"https://property.phila.gov/?p=012334700","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"CHIN-ARROYO AMY","coOwner":"CRUZ CESAR ARROYO","marketValue":359200,"landAssessment":71840,"improvementAssessment":287360,"livableArea":1092,"yearBuilt":1920,"lastSale":{"price":420000,"date":"2023-10-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"3692821","date":"2015-07-22","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3692822","date":"2015-07-22","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3692820","date":"2015-07-22","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3692823","date":"2015-08-28","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"492842","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2015-07-22","completedDate":"2015-11-05","violations":[{"number":"3692821","date":"2015-07-22","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3692822","date":"2015-07-22","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3692820","date":"2015-07-22","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3692823","date":"2015-08-28","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":4,"worst":null}],"investigations":[{"caseNumber":"492842","date":"2015-07-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"492842","date":"2015-08-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"492842","date":"2015-11-05","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92757396749214,"lng":-75.15954414226805,"geom":{"type":"Polygon","coordinates":[[[-75.159502868,39.927650571],[-75.159534538,39.927491474],[-75.159584787,39.927497589],[-75.159553271,39.927656432],[-75.159502868,39.927650571]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":2,"baths":2,"stories":2,"lotArea":825,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"818 WATKINS ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":153200,"taxable":153200,"land":14515,"improvement":138685,"taxableLand":14515,"taxableImprovement":138685,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":153200,"taxable":153200,"land":24359,"improvement":128841,"taxableLand":24359,"taxableImprovement":128841,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":153200,"taxable":153200,"land":24359,"improvement":128841,"taxableLand":24359,"taxableImprovement":128841,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":281300,"taxable":281300,"land":44727,"improvement":236573,"taxableLand":44727,"taxableImprovement":236573,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":304800,"taxable":304800,"land":46040,"improvement":258760,"taxableLand":46040,"taxableImprovement":258760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":304800,"taxable":259800,"land":46040,"improvement":258760,"taxableLand":46040,"taxableImprovement":213760,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":304800,"taxable":259800,"land":46040,"improvement":258760,"taxableLand":46040,"taxableImprovement":213760,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":367100,"taxable":287100,"land":73420,"improvement":293680,"taxableLand":73420,"taxableImprovement":213680,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":367100,"taxable":367100,"land":73420,"improvement":293680,"taxableLand":73420,"taxableImprovement":293680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":394900,"taxable":394900,"land":78980,"improvement":315920,"taxableLand":78980,"taxableImprovement":315920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":394900,"taxable":394900,"land":78980,"improvement":315920,"taxableLand":78980,"taxableImprovement":315920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":359200,"taxable":359200,"land":71840,"improvement":287360,"taxableLand":71840,"taxableImprovement":287360,"exemptLand":0,"exemptImprovement":0}],"taxNow":5528,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"638329","date":"2015-10-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-10-09","scope":"AS PER ENGINEERS PLANS, SECOND FLOOR ADDITION"},{"number":"638336","date":"2015-10-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2017-11-06","scope":"FOR THE ERECTION OF AND ONE STORY ADDITION ABOVE ONE STORY PORTION OF AN ATTACHED TWO STORY STRUCTURE AND INTERIOR LEVEL 3 ALTERATIONS AS PER PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"674494","date":"2016-03-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-27","scope":"INSTALL 100AMP SERVICE COMPLETE WITH METER PANLE & GROUNDING, COMPLETE ELECTRICAL REWIRING OF SWITCHES, RECEPTS, LIGHTS, INTERCONNECTED SMOKES/CO DETECTORS AS PER NEC 2008 (SOUTH DISTRICT)"},{"number":"683762","date":"2016-04-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF 3 WC, 3 LAVS, 1 BATH TUB, 1 SHOWER, 1 KITCHEN SINK, 1 LAUNDRY (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"686881","date":"2016-04-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF (1) HVAC UNIT (INCLUDING DUCTWORK AND ALL ASSOCIATED ACCESSORIES). SFD"},{"number":"806771","date":"2017-08-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-21","scope":"3/4 WATER SERVICE"}],"storyTag":"Improved","storyDelta":0.15,"timeline":[{"y":2015,"k":"viol","w":"4 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"sale","p":365000},{"y":2023,"k":"sale","p":420000}],"rented":false,"licenses":[{"number":"519735","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"PILIERO ANNA PILIERO JAMES & (C/O CELINK COLE BLOOMFIELD)","legalName":"PILIERO ANNA PILIERO JAMES &","address":"818 WATKINS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-11-17","latestIssueDate":"2010-11-17","expirationDate":"2012-02-29","inactiveDate":"2012-04-20"},{"number":"561361","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"JAMES & ANNA PILIERO (C/O CHAMPION MORTGAGE)","legalName":"JAMES & ANNA PILIERO","address":"818 WATKINS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-04-20","latestIssueDate":"2014-03-12","expirationDate":"2015-02-28","inactiveDate":"2014-11-25"},{"number":"648392","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ANNA & JAMES PILIERO (C/O:REVERSE MORTGAGE SOLUTIONS)","legalName":"ANNA & JAMES PILIERO","address":"818 WATKINS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-11-25","latestIssueDate":"2014-11-25","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"}],"licenseActivity":[{"number":"648392","type":"Vacant Residential Property / Lot","businessName":"ANNA & JAMES PILIERO (C/O:REVERSE MORTGAGE SOLUTIONS)","legalName":"ANNA & JAMES PILIERO","issuedDate":"2014-11-25","latestIssueDate":"2014-11-25","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"561361","type":"Vacant Residential Property / Lot","businessName":"JAMES & ANNA PILIERO (C/O CHAMPION MORTGAGE)","legalName":"JAMES & ANNA PILIERO","issuedDate":"2012-04-20","latestIssueDate":"2014-03-12","closureDate":"2014-11-25","expirationDate":"2015-02-28","inactiveDate":"2014-11-25","status":"Closed","statusLabel":"Inactive","active":false},{"number":"519735","type":"Vacant Residential Property / Lot","businessName":"PILIERO ANNA PILIERO JAMES & (C/O CELINK COLE BLOOMFIELD)","legalName":"PILIERO ANNA PILIERO JAMES &","issuedDate":"2010-11-17","latestIssueDate":"2010-11-17","closureDate":"2012-04-20","expirationDate":"2012-02-29","inactiveDate":"2012-04-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 638336 (EXPIRED), 683762 (EXPIRED), 686881 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 5, 2015.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #519735: Inactive since Apr 20, 2012; Vacant Residential Property / Lot #561361: Closed since Nov 25, 2014; Vacant Residential Property / Lot #648392: Inactive since Apr 29, 2015","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","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/"},{"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"}]}