{"asOf":"2026-07-23T21:37:28.516Z","block":"1000-1099 WATKINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-watkins-st","address":"1002-12 WATKINS ST","parcelNumber":"012337505","source":"https://property.phila.gov/?p=012337505","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":true,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"PHILADELPHIAS MAGIC GARDENS","coOwner":null,"marketValue":961200,"landAssessment":192240,"improvementAssessment":768960,"livableArea":5000,"yearBuilt":1925,"lastSale":{"price":1,"date":"2023-12-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"4192579","date":"2016-10-14","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"559556","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-10-14","completedDate":"2017-03-21","violations":[{"number":"4192579","date":"2016-10-14","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"559556","date":"2016-10-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"559556","date":"2017-01-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"559556","date":"2017-03-21","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92788482677307,"lng":-75.16229526605571,"geom":{"type":"Polygon","coordinates":[[[-75.162246603,39.927642896],[-75.162467388,39.928024848],[-75.162171808,39.927986737],[-75.162246603,39.927642896]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-012184","type":"Sprinkler Certification","inspectionDate":"2023-02-10","result":"Certified","expirationDate":"2024-02-10","buildingId":"1495101"},{"number":"BC-2023-003717","type":"Sprinkler Certification","inspectionDate":"2023-02-10","result":"Certified","expirationDate":"2024-02-10","buildingId":"1495101"},{"number":"BC-2024-009518","type":"Sprinkler Certification","inspectionDate":"2024-03-08","result":"Certified","expirationDate":"2025-03-08","buildingId":"1495101"},{"number":"BC-2025-009095","type":"Sprinkler Certification","inspectionDate":"2025-03-12","result":"Certified","expirationDate":"2026-03-12","buildingId":"1495101"},{"number":"BC-2026-009325","type":"Sprinkler Certification","inspectionDate":"2026-03-05","result":"Certified","expirationDate":"2027-03-05","buildingId":"1495101"},{"number":"BC-2026-012942","type":"Fire Alarm Certification","inspectionDate":"2026-05-06","result":"Certified","expirationDate":"2027-05-06","buildingId":"1495101"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":1,"lotArea":4814,"zoning":"RSA5","grade":null,"basement":"1","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"826 SOUTH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 10/20/15, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #633503.","status":"CLOSED","outcome":"Denied","date":"2015-12-30","number":"26468","relatedPermit":"633503"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":277300,"taxable":277300,"land":14000,"improvement":263300,"taxableLand":14000,"taxableImprovement":263300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":277300,"taxable":277300,"land":14000,"improvement":263300,"taxableLand":14000,"taxableImprovement":263300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":277300,"taxable":277300,"land":14000,"improvement":263300,"taxableLand":14000,"taxableImprovement":263300,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":480500,"taxable":480500,"land":24259,"improvement":456241,"taxableLand":24259,"taxableImprovement":456241,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":520700,"taxable":520700,"land":96330,"improvement":424370,"taxableLand":96330,"taxableImprovement":424370,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":520700,"taxable":520700,"land":96330,"improvement":424370,"taxableLand":96330,"taxableImprovement":424370,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":520700,"taxable":520700,"land":96330,"improvement":424370,"taxableLand":96330,"taxableImprovement":424370,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":703100,"taxable":703100,"land":140620,"improvement":562480,"taxableLand":140620,"taxableImprovement":562480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":703100,"taxable":0,"land":140620,"improvement":562480,"taxableLand":0,"taxableImprovement":0,"exemptLand":140620,"exemptImprovement":562480},{"y":2025,"v":886500,"taxable":0,"land":177300,"improvement":709200,"taxableLand":0,"taxableImprovement":0,"exemptLand":177300,"exemptImprovement":709200},{"y":2026,"v":886500,"taxable":0,"land":177300,"improvement":709200,"taxableLand":0,"taxableImprovement":0,"exemptLand":177300,"exemptImprovement":709200},{"y":2027,"v":961200,"taxable":0,"land":192240,"improvement":768960,"taxableLand":0,"taxableImprovement":0,"exemptLand":192240,"exemptImprovement":768960}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"645372","date":"2016-01-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-25","scope":"CONVERT USE TO A SINGLE FAMILY DWELLING; REMOVE A PORTION OF THE SECOND STORY TO CREATE A ROOF DECK ACCESSORY TO THE SINGLE FAMILY DWELLING AS SHOWN ON SUBMTTED PLAN."},{"number":"633503","date":"2016-01-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-05-03","scope":"INTERIOR EXTERIOR ALTERATIONS PER SUBMITTED PLAN. SEPARATE PERMITS REQUIRED FOR ELECTRIC; PLUMBING; MECHANICAL AND FIRE SUPPRESSION."},{"number":"677725","date":"2016-03-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-03","scope":"PLUMBING ALTERATIONS - EXISTING STACK - ROUGH-IN WATER CLOSET, LAVATORY AND BATHTUB - ROUGH-IN FOR KITCHEN SINK - SET FIXTURES - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"685060","date":"2016-04-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-03","scope":"INSTALL 100AMP SUB PANEL FROM EXISTING 2 PHASE SERVICE HOUSE PANEL.INSTALL CIRCUITS BATHROOM,KITCHEN APPLIANCES,SLEEP LOFT AND SMOKES DETECTORS PER 2008 NEC (SFD)SOUTH DISTRICT"},{"number":"698636","date":"2016-07-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-03","scope":"INSTALL RADIANT HEAT IN TH EFLOOR & BOILER & WATER HEATER."},{"number":"763081","date":"2017-04-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-05-03","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM, IN ACCORDANCE WITH NFPA 13, WITH A NEW TWO-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"Improved","storyDelta":4.94,"timeline":[{"y":2001,"k":"sale","p":71500},{"y":2007,"k":"sale","p":425000},{"y":2015,"k":"appeal","w":"Appeal denied"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"insp","w":"Inspection passed ×2"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 35% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $520,700 to $703,100","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #645372: COMPLETED.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 21, 2017.","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":"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.","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":"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 1 historical violation 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Mar 5, 2027; Fire Alarm Certification: Certified through May 6, 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/"},{"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"}]}