{"asOf":"2026-07-31T09:57:45.643Z","block":"700-799 CHRISTIAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-christian-st","address":"742 CHRISTIAN ST","parcelNumber":"021012800","source":"https://property.phila.gov/?p=021012800","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":"SANTOURTZOGLOU MARIA","coOwner":null,"marketValue":675000,"landAssessment":135000,"improvementAssessment":540000,"livableArea":2550,"yearBuilt":1915,"lastSale":{"price":1,"date":"2015-01-19T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93830885836034,"lng":-75.15613386081154,"geom":{"type":"Polygon","coordinates":[[[-75.156123439,39.93820209],[-75.156184246,39.938218166],[-75.156143777,39.93841596],[-75.156083799,39.938400129],[-75.156123439,39.93820209]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":1244,"zoning":"RM1","grade":"C","basement":null,"heater":"H","centralAir":null,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"742 CHRISTIAN ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE STORAGE OF A FOOD VENDOR CART TO INCLUDE THE PREPARATION OF COLD FOOD ON THE FIRST FLOOR WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Granted with conditions","date":"2010-12-21","number":"12618","relatedPermit":"313886"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit For the proposed uses, Take-Out Restaurant & Commissary and Catering on the first floor with Multi-Family Household \nLiving on the 2nd and 3rd floors (three units), within an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2025-03-21","number":"ZP-2023-013192","relatedPermit":"ZP-2023-013192"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":332400,"taxable":199200,"land":28552,"improvement":303848,"taxableLand":28552,"taxableImprovement":170648,"exemptLand":0,"exemptImprovement":133200},{"y":2017,"v":332400,"taxable":199200,"land":94734,"improvement":237666,"taxableLand":94734,"taxableImprovement":104466,"exemptLand":0,"exemptImprovement":133200},{"y":2018,"v":332400,"taxable":199200,"land":94734,"improvement":237666,"taxableLand":94734,"taxableImprovement":104466,"exemptLand":0,"exemptImprovement":133200},{"y":2019,"v":446800,"taxable":199200,"land":127300,"improvement":319500,"taxableLand":127300,"taxableImprovement":71900,"exemptLand":0,"exemptImprovement":247600},{"y":2020,"v":748900,"taxable":199200,"land":213373,"improvement":535527,"taxableLand":199200,"taxableImprovement":0,"exemptLand":14173,"exemptImprovement":535527},{"y":2021,"v":748900,"taxable":199200,"land":213373,"improvement":535527,"taxableLand":199200,"taxableImprovement":0,"exemptLand":14173,"exemptImprovement":535527},{"y":2022,"v":748900,"taxable":199200,"land":213373,"improvement":535527,"taxableLand":199200,"taxableImprovement":0,"exemptLand":14173,"exemptImprovement":535527},{"y":2023,"v":606800,"taxable":199200,"land":121360,"improvement":485440,"taxableLand":121360,"taxableImprovement":77840,"exemptLand":0,"exemptImprovement":407600},{"y":2024,"v":606800,"taxable":199200,"land":121360,"improvement":485440,"taxableLand":121360,"taxableImprovement":77840,"exemptLand":0,"exemptImprovement":407600},{"y":2025,"v":675000,"taxable":199200,"land":135000,"improvement":540000,"taxableLand":135000,"taxableImprovement":64200,"exemptLand":0,"exemptImprovement":475800},{"y":2026,"v":675000,"taxable":199200,"land":135000,"improvement":540000,"taxableLand":135000,"taxableImprovement":64200,"exemptLand":0,"exemptImprovement":475800},{"y":2027,"v":675000,"taxable":199200,"land":135000,"improvement":540000,"taxableLand":135000,"taxableImprovement":64200,"exemptLand":0,"exemptImprovement":475800}],"taxNow":2788,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"313886","date":"2010-12-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-12-23","scope":"TO AMEND ORIGINAL APPLICATION# 286619 PER ZBA LETTER DATED 10-26-2010 ON CAL NO. 12618 FOR THE PREPARATION AND STORAGE OF COLD FOODS TO BE USED OFF PREMISES FOR VENDOR'S CART ON THE FIRST FLOOR WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE."},{"number":"620742","date":"2015-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-19","scope":"REPLACE WATER HEATER"},{"number":"700890","date":"2016-06-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-08","scope":"SINGLE FAMILY RESIDENCE-INSTALL A MITZUBISHI HEAT PUMP SYSTEM.4-TON WITH 4 INTERIOR WALL UNITS WITH ALL NECESSARY ACCESSORIES TO COMPLETE INSTALLATION."},{"number":"720155","date":"2016-09-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-13","scope":"REPLACE HOUSE TRAP,FAI,SECTION OF HOUSE DRAIN AND AREA DRAIN-PA1#20162501298-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2023-013192","date":"2025-01-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family; Commissaries and Catering Services; Eating and Drinking Establishments - Take-Out Restaurant"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"506276","type":"Food Caterer","status":"Closed","businessName":"NIKOLAS STOGIANTSAKIS","legalName":"NIKOLAS STOGIANTSAKIS","address":"742 CHRISTIAN ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2011-04-21","latestIssueDate":"2019-06-29","expirationDate":"2020-04-30","inactiveDate":null}],"licenseActivity":[{"number":"506276","type":"Food Caterer","businessName":"NIKOLAS STOGIANTSAKIS","legalName":"NIKOLAS STOGIANTSAKIS","issuedDate":"2011-04-21","latestIssueDate":"2019-06-29","closureDate":"2020-04-30","expirationDate":"2020-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["1 permit event since 2023","1 zoning/board appeal 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 68% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $446,800 to $748,900","no permit shown in 2019-2021"],"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":"Appeal #12618: CLOSED · Granted with conditions; related permit 313886. Use permit #313886: 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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Caterer #506276: Closed","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":"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":"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":"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"}]}