{"asOf":"2026-07-28T16:49:16.070Z","block":"900-999 WASHINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-washington-ave","address":"931 WASHINGTON AVE","parcelNumber":"021149100","source":"https://property.phila.gov/?p=021149100","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"26","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW RIVER ROW","useLabel":"House","owner":"UNITED 1 REAL ESTATE LLC","coOwner":null,"marketValue":350200,"landAssessment":70040,"improvementAssessment":280160,"livableArea":1344,"yearBuilt":1915,"lastSale":{"price":1,"date":"2012-03-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"2452112","date":"2012-05-18","code":"PM-302.2/2","title":"EXT A-CLEAN 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NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"648992","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-08-10","completedDate":"2018-12-03","violations":[{"number":"4773190","date":"2018-08-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4773191","date":"2018-08-08","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"648994","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-08-10","completedDate":"2018-09-13","violations":[{"number":"4773196","date":"2018-08-08","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2018,"n":5,"worst":null}],"investigations":[{"caseNumber":"329859","date":"2012-05-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"329859","date":"2012-07-06","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"643709","date":"2018-07-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"648994","date":"2018-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"648992","date":"2018-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"648994","date":"2018-08-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"643709","date":"2018-10-31","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"648992","date":"2018-12-03","type":"HCEU 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19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":206100,"taxable":176100,"land":14540,"improvement":191560,"taxableLand":14540,"taxableImprovement":161560,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":206100,"taxable":176100,"land":57914,"improvement":148186,"taxableLand":57914,"taxableImprovement":118186,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":206100,"taxable":176100,"land":57914,"improvement":148186,"taxableLand":57914,"taxableImprovement":118186,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":243200,"taxable":203200,"land":68300,"improvement":174900,"taxableLand":68300,"taxableImprovement":134900,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":263500,"taxable":218500,"land":74001,"improvement":189499,"taxableLand":74001,"taxableImprovement":144499,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":263500,"taxable":218500,"land":74001,"improvement":189499,"taxableLand":74001,"taxableImprovement":144499,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":263500,"taxable":218500,"land":74001,"improvement":189499,"taxableLand":74001,"taxableImprovement":144499,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":286900,"taxable":206900,"land":57380,"improvement":229520,"taxableLand":57380,"taxableImprovement":149520,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":286900,"taxable":206900,"land":57380,"improvement":229520,"taxableLand":57380,"taxableImprovement":149520,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":324200,"taxable":324200,"land":64840,"improvement":259360,"taxableLand":64840,"taxableImprovement":259360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":324200,"taxable":324200,"land":64840,"improvement":259360,"taxableLand":64840,"taxableImprovement":259360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":350200,"taxable":350200,"land":70040,"improvement":280160,"taxableLand":70040,"taxableImprovement":280160,"exemptLand":0,"exemptImprovement":0}],"taxNow":4538,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"697787","date":"2016-06-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"REPLACE 5\" CURB TRAP WITH FAI PA20161583966 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"864947","date":"2018-04-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-03-03","scope":"EZ PERMIT STANDARDS ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"911756","date":"2018-10-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-03-03","scope":"INT RENO. 2ND FLOOR EXT SIDING INSTALLATION. RAISED STAIRS AND MAKE WIDER"},{"number":"926877","date":"2018-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-03-03","scope":"INSTALLATION OF SOIL WASTE AND WATER SUPPLY PIPING TO FIXTURES 3WC 3LAV 1SHOWER 2BT 1KS"},{"number":"940572","date":"2019-01-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-14","scope":"LEVEL 2 ALT COMPLETE WIRING AND NEW 200A SERVICE AS PER 2007 NEC"},{"number":"944968","date":"2019-01-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-02","scope":"INSTALL CENTRAL AIR 80,000 BTU OF HEAT 92% EFF 2 TONS OF AIR WITH DUCTWORK , RETURNS AND FEEDS LOCATED IN BASEMENT AND 2ND FLR"},{"number":"973959","date":"2019-05-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-05-22","scope":"ERECTION OF A 2ND FLOOR REAR ADDITION AND 3RD FLOOR REAR ROOF DECK TO AN EXISTING ATTACHED STRUCTURE FOR CONTINUED USE AS SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON PLAN."},{"number":"970452","date":"2019-05-22","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-02-18","scope":"ERECTION OF A 2ND FLOOR REAR ADDITION AND 3RD FLOOR REAR ROOF DECK TO AN EXISTING ATTACHED STRUCTURE FOR CONTINUED USE AS SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON PLAN."},{"number":"ZP-2023-000296","date":"2023-01-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2025-009074","date":"2025-09-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"sale","p":332500},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"viol","w":"5 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Zoning"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"927085","type":"Limited Lodging Operator","status":"Inactive","businessName":"Mehmet Yuksel","legalName":"Mehmet Yuksel","address":"931 WASHINGTON AVE","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-06-26","latestIssueDate":"2024-06-25","expirationDate":"2025-06-25","inactiveDate":"2025-08-24"},{"number":"0993572","type":"Limited Lodging Operator","status":"Active","businessName":"Ilhan Tahtali","legalName":"Ilhan Tahtali","address":"931 WASHINGTON AVE","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2025-11-14","latestIssueDate":"2025-11-14","expirationDate":"2026-11-13","inactiveDate":null}],"licenseActivity":[{"number":"0993572","type":"Limited Lodging Operator","businessName":"Ilhan Tahtali","legalName":"Ilhan Tahtali","issuedDate":"2025-11-14","latestIssueDate":"2025-11-14","closureDate":null,"expirationDate":"2026-11-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"927085","type":"Limited Lodging Operator","businessName":"Mehmet Yuksel","legalName":"Mehmet Yuksel","issuedDate":"2023-06-26","latestIssueDate":"2024-06-25","closureDate":"2025-08-24","expirationDate":"2025-06-25","inactiveDate":"2025-08-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 3, 2018.","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":"Limited Lodging Operator #927085: Inactive since Aug 24, 2025","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 7 historical violations across 4 cases.","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"}]}