{"asOf":"2026-07-25T14:40:13.078Z","block":"400-499 FITZWATER ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-fitzwater-st","address":"414 FITZWATER ST","parcelNumber":"022007400","source":"https://property.phila.gov/?p=022007400","ownerType":"investor","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":"SOKI HOLDINGS LLC","coOwner":null,"marketValue":715000,"landAssessment":143000,"improvementAssessment":572000,"livableArea":2000,"yearBuilt":1915,"lastSale":{"price":1,"date":"2013-12-27T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-034493","date":"2022-05-17","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"WARNING ISSUED","resolutionDate":"2022-05-18","resolution":"WARNING ISSUED"}],"violationCases":[{"number":"CF-2022-045745","type":"WARNING","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-18","completedDate":"2022-05-19","violations":[{"number":"VI-2022-034493","date":"2022-05-17","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"WARNING ISSUED","resolutionDate":"2022-05-18","resolution":"WARNING ISSUED"}]}],"violYears":[{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-045745","date":"2022-05-18","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93912900346023,"lng":-75.15024504637178,"geom":{"type":"Polygon","coordinates":[[[-75.150193277,39.939207368],[-75.150239016,39.939043063],[-75.150297663,39.939050984],[-75.150248992,39.939216948],[-75.150193277,39.939207368]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":4,"baths":2,"stories":3,"lotArea":915,"zoning":"RM1","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"745 BENT CRK DR, LITITZ PA, 17543","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":269400,"taxable":269400,"land":29168,"improvement":240232,"taxableLand":29168,"taxableImprovement":240232,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":269400,"taxable":269400,"land":80820,"improvement":188580,"taxableLand":80820,"taxableImprovement":188580,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":269400,"taxable":269400,"land":80820,"improvement":188580,"taxableLand":80820,"taxableImprovement":188580,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":480000,"taxable":480000,"land":144000,"improvement":336000,"taxableLand":144000,"taxableImprovement":336000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":520200,"taxable":520200,"land":156060,"improvement":364140,"taxableLand":156060,"taxableImprovement":364140,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":520200,"taxable":520200,"land":156060,"improvement":364140,"taxableLand":156060,"taxableImprovement":364140,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":520200,"taxable":520200,"land":156060,"improvement":364140,"taxableLand":156060,"taxableImprovement":364140,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":520200,"taxable":520200,"land":156000,"improvement":364200,"taxableLand":156000,"taxableImprovement":364200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":520200,"taxable":520200,"land":156000,"improvement":364200,"taxableLand":156000,"taxableImprovement":364200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":715000,"taxable":520200,"land":143000,"improvement":572000,"taxableLand":143000,"taxableImprovement":377200,"exemptLand":0,"exemptImprovement":194800},{"y":2026,"v":715000,"taxable":520200,"land":143000,"improvement":572000,"taxableLand":143000,"taxableImprovement":377200,"exemptLand":0,"exemptImprovement":194800},{"y":2027,"v":715000,"taxable":520200,"land":143000,"improvement":572000,"taxableLand":143000,"taxableImprovement":377200,"exemptLand":0,"exemptImprovement":194800}],"taxNow":7282,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"RP-2020-005539","date":"2020-08-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-04-28","scope":"Existing two-family dwelling zoned RM-1. No change to occupancy or use. Existing square footages to remain the same. Total building square footage including unfinished basement is 2,551 square feet. Unit A at first floor, 547 square feet. Unit B at second and third floors, 1,206 square feet. Removal of existing roof Pilot House and interior renovations. Second floor existing Powder Room to be expanded to full bathroom with new shower. Other plumbing and HVAC work is direct replacement. Windows and exterior doors to be replaced within existing openings."},{"number":"EP-2020-006255","date":"2020-08-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-11","scope":"Install 27 recessed light and 10 surface mounted lights to existing circuits. Gfcis in kitchen and bath as per 2014 nec code. Wire will be fished where walls are not opened, per building permit."},{"number":"PP-2020-007085","date":"2020-08-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-28","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"MP-2020-004287","date":"2020-09-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-28","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS PERMITTED IF INCLUDED IN APPROVED BUILDING PLANS*"},{"number":"ZP-2023-012586","date":"2023-11-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"379083","type":"Rental","status":"Inactive","businessName":"PAUL SONIA & PAUL RACHNA","legalName":"PAUL SONIA & PAUL RACHNA","address":"414 FITZWATER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-07-26","latestIssueDate":"2016-02-21","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"898320","type":"Rental","status":"Expired","businessName":"Soki Holdings LLC","legalName":"Soki Holdings LLC","address":"414 FITZWATER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-06-13","latestIssueDate":"2025-10-20","expirationDate":"2026-06-12","inactiveDate":null},{"number":"941364","type":"Limited Lodging Operator","status":"Inactive","businessName":"Sonia Paul","legalName":"Sonia Paul","address":"414 FITZWATER ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2024-01-08","latestIssueDate":"2025-01-13","expirationDate":"2026-01-07","inactiveDate":"2026-03-08"}],"licenseActivity":[{"number":"941364","type":"Limited Lodging Operator","businessName":"Sonia Paul","legalName":"Sonia Paul","issuedDate":"2024-01-08","latestIssueDate":"2025-01-13","closureDate":"2026-03-08","expirationDate":"2026-01-07","inactiveDate":"2026-03-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"898320","type":"Rental","businessName":"Soki Holdings LLC","legalName":"Soki Holdings LLC","issuedDate":"2022-06-13","latestIssueDate":"2025-10-20","closureDate":"2026-06-12","expirationDate":"2026-06-12","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"379083","type":"Rental","businessName":"PAUL SONIA & PAUL RACHNA","legalName":"PAUL SONIA & PAUL RACHNA","issuedDate":"2006-07-26","latestIssueDate":"2016-02-21","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"Limited Lodging Operator #941364: Inactive since Mar 8, 2026","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.","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/"},{"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/"}],"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"}]}