{"asOf":"2026-07-26T03:33:14.460Z","block":"1400-1499 S BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-s-broad-st","address":"1417 S BROAD ST","parcelNumber":"012522200","source":"https://property.phila.gov/?p=012522200","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"LUTZ WILLIAM CHARLES","coOwner":"LEWIS DEBRA R","marketValue":569700,"landAssessment":113940,"improvementAssessment":455760,"livableArea":3160,"yearBuilt":1915,"lastSale":{"price":1,"date":"2021-10-29T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93239161199228,"lng":-75.167531621119,"geom":{"type":"Polygon","coordinates":[[[-75.167310579,39.93238879],[-75.167321154,39.932339734],[-75.167752696,39.932394652],[-75.167743431,39.932443399],[-75.167310579,39.93238879]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":4,"baths":2,"stories":3,"lotArea":2214,"zoning":"RSA5","grade":"C+","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"1417 S BROAD ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF ONE STORY ADDITION ABOVE THE EXISTING REAR ACCESSORY PARKING GARAGE AND ERECTION OF ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE ABOVE SECOND FLOOR AND ERECTION OF EXTERIOR STAIR FROM ","status":"Completed","outcome":"Granted with conditions","date":"2025-03-14","number":"ZP-2024-001789","relatedPermit":"ZP-2024-001789"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":243100,"taxable":213100,"land":44601,"improvement":198499,"taxableLand":44601,"taxableImprovement":168499,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":243100,"taxable":213100,"land":59560,"improvement":183540,"taxableLand":59560,"taxableImprovement":153540,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":243100,"taxable":213100,"land":59560,"improvement":183540,"taxableLand":59560,"taxableImprovement":153540,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":428900,"taxable":388900,"land":105081,"improvement":323819,"taxableLand":105081,"taxableImprovement":283819,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":464800,"taxable":419800,"land":113877,"improvement":350923,"taxableLand":113877,"taxableImprovement":305923,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":464800,"taxable":419800,"land":113877,"improvement":350923,"taxableLand":113877,"taxableImprovement":305923,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":464800,"taxable":419800,"land":113877,"improvement":350923,"taxableLand":113877,"taxableImprovement":305923,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":641400,"taxable":561400,"land":128280,"improvement":513120,"taxableLand":128280,"taxableImprovement":433120,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":641400,"taxable":561400,"land":128280,"improvement":513120,"taxableLand":128280,"taxableImprovement":433120,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":684000,"taxable":584000,"land":136800,"improvement":547200,"taxableLand":136800,"taxableImprovement":447200,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":684000,"taxable":584000,"land":136800,"improvement":547200,"taxableLand":136800,"taxableImprovement":447200,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":569700,"taxable":469700,"land":113940,"improvement":455760,"taxableLand":113940,"taxableImprovement":355760,"exemptLand":0,"exemptImprovement":100000}],"taxNow":8175,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"807505","date":"2017-08-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-27","scope":"INSTALL NEW 3\" STACK FOR 2ND FL WASHING MACHINE, 3RD FLOOR, WATER CLOSET, SHOWER AND LAVY SINK - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"811688","date":"2017-08-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"200A SERVICE, UPGRADE GROUND SYSTEM, 35- 15/20A CKTS, 60-OUTLETS, 22- SWITCH LEGS, 6- 3/WAY SYSTEM 3- 4/WAY SYSTEM, 4- SMOKE/CO, 5- SMOKE, 70 LTS, 100A SUB-PANEL, REMOVE 2ND METER FOR INLAW SUITE... PER 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"ZP-2024-001789","date":"2025-01-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE STORY ADDITION ABOVE THE EXISTING REAR ACCESSORY PARKING GARAGE AND ERECTION OF ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE ABOVE SECOND FLOOR AND ERECTION OF EXTERIOR STAIR FROM FIRST FLOOR TO GROUND TO CREATE TWO STRUCTURES ON THE SAME LOT, AND NO CHANGES TO EXISTING ATTACHED PRINCIPAL STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"RP-2025-010269","date":"2026-01-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"For the erection of an addition, to include a roof deck with a pilot house, above the existing accessory structure. Size and location per plans. Amend Permit 5/6/26 to include replacement of the garage concrete slab and to add support footings."},{"number":"PP-2026-006693","date":"2026-05-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-04","scope":"__Excavate from existing area drain in yard back to garage main door. NOTE: Plywood base along side of 3' x 18' opening to excavate approx 6' in depth. __Install new 4\" cast-iron piping from east back to rain leader conductor. __Provide connection to existing plumbing under garage floor. __Run camera on balance of drain. __Provide video inspection to determine the integrity of line. __Back fill to grade."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"sale","p":665000},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["3 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-001789: Completed · Granted with conditions; related permit ZP-2024-001789.","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":"1 permit not marked completed: RP-2025-010269 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}