{"asOf":"2026-07-28T12:33:20.502Z","block":"700-799 S 5TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-5th-st","address":"764 S 5TH ST","parcelNumber":"022155910","source":"https://property.phila.gov/?p=022155910","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":"LENBO RESIDENTIAL LIMITED","coOwner":null,"marketValue":836600,"landAssessment":167300,"improvementAssessment":669300,"livableArea":2061,"yearBuilt":1915,"lastSale":{"price":658000,"date":"2019-09-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-060259","date":"2022-08-12","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2023-03-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060261","date":"2022-08-12","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-03-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060262","date":"2022-08-12","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-03-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060258","date":"2022-08-12","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2023-03-28","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-082275","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-12","completedDate":"2023-04-13","violations":[{"number":"VI-2022-060259","date":"2022-08-12","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2023-03-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060261","date":"2022-08-12","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-03-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060262","date":"2022-08-12","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-03-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060258","date":"2022-08-12","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2023-03-28","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2022-082275","date":"2022-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-082275","date":"2022-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-082275","date":"2022-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-082275","date":"2023-03-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.939093121249535,"lng":-75.15161949617493,"geom":{"type":"Polygon","coordinates":[[[-75.151470595,39.93908856],[-75.151480262,39.93904332],[-75.151757284,39.939091814],[-75.151739026,39.939152543],[-75.151688183,39.939143702],[-75.151692927,39.939127512],[-75.151470595,39.93908856]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-024478","type":"Sprinkler Certification","inspectionDate":"2024-09-03","result":"Certified","expirationDate":"2025-09-03","buildingId":"1537416"},{"number":"BC-2025-025281","type":"Sprinkler Certification","inspectionDate":"2025-09-12","result":"Certified","expirationDate":"2026-09-12","buildingId":"1537416"},{"number":"BC-2025-029109","type":"Fire Alarm Certification","inspectionDate":"2025-10-09","result":"Certified","expirationDate":"2026-10-09","buildingId":"1537416"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":6,"baths":3,"stories":3,"lotArea":1347,"zoning":"RM1","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"127 CATHARINE ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 01/03/2020, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #1031228.","status":"OPEN","outcome":"CONTINUED","date":"2020-02-13","number":"39844","relatedPermit":"1031228"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":271300,"taxable":271300,"land":42947,"improvement":228353,"taxableLand":42947,"taxableImprovement":228353,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":271300,"taxable":271300,"land":81390,"improvement":189910,"taxableLand":81390,"taxableImprovement":189910,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":271300,"taxable":271300,"land":81390,"improvement":189910,"taxableLand":81390,"taxableImprovement":189910,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":491300,"taxable":491300,"land":147300,"improvement":344000,"taxableLand":147300,"taxableImprovement":344000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":532400,"taxable":532400,"land":159622,"improvement":372778,"taxableLand":159622,"taxableImprovement":372778,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":532400,"taxable":532400,"land":159622,"improvement":372778,"taxableLand":159622,"taxableImprovement":372778,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":532400,"taxable":532400,"land":159622,"improvement":372778,"taxableLand":159622,"taxableImprovement":372778,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":532400,"taxable":532400,"land":159600,"improvement":372800,"taxableLand":159600,"taxableImprovement":372800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":532400,"taxable":532400,"land":159600,"improvement":372800,"taxableLand":159600,"taxableImprovement":372800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":836600,"taxable":836600,"land":167320,"improvement":669280,"taxableLand":167320,"taxableImprovement":669280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":836600,"taxable":836600,"land":167320,"improvement":669280,"taxableLand":167320,"taxableImprovement":669280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":836600,"taxable":836600,"land":167300,"improvement":669300,"taxableLand":167300,"taxableImprovement":669300,"exemptLand":0,"exemptImprovement":0}],"taxNow":11711,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1017788","date":"2019-10-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-10-23","scope":"FOR THREE (3) FAMILY DWELLING IN AN EXISTING STRUCTURE. **PROPERTY IS LOCATED IN QUEEN VILLAGE OVERLAY AND PLANNING COMMISSION APPROVAL SHALL REQUIRE PRIOR TO ISSUANCE OF BUILDING PERMIT PER SECTION 14-504**"},{"number":"CP-2021-000078","date":"2021-05-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-05-11","scope":"FOR LEVEL II INTERIOR ALTERATIONS AND CHANGE IN OCCUPANCY PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR M.E.P. AND FIRE SUPRESSION."},{"number":"FP-2021-001678","date":"2021-07-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-05-11","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13R (using a new, 2\" fire service line \"? backflow within the basement), throughout an existing three (3) story attached structure to be used as Group R-2 (three (3) dwelling units), as per plans and hydraulic calculations; see CP-2021-000078 for building permit."},{"number":"PP-2021-010876","date":"2021-09-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-11","scope":"INSTALL 1 HOT WATER HEATER, 1 HUD DRAIN, 1 KITCHEN SINK, 3 LAVATORIES, 2 SHOWER/TUBS, 3 WATER CLOSETS, 1 WASHER MACHINE 2 SUMP EJECTOR PUMPS AND 2 AREA DRAINS ACCORDING TO THE 2018 PPC."},{"number":"EP-2021-006931","date":"2021-12-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-26","scope":"THE 200 AMP SERVICE IS EXISTING. INSTALL NEW (4) GANG METER BANK, (2) 150 AMP FEEDERS & (2) 125 AMP MB PANELS, INSTALL (2) NEW 150 AMP FEEDERS TO THE EXISTING PANEL IN UNITS TWO & THREE. PROVIDE WIRING THROUGHOUT THE FIRST FLOOR & BASEMENT UNIT ONE. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, RECEPTACLES, POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. * NO FITOUT WORK IN UNITS 2 & 3."},{"number":"PP-2021-024865","date":"2021-12-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-27","scope":"Replace trap and fresh air inlet."},{"number":"EP-2021-015143","date":"2022-02-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-04","scope":"INSTALL NEW FIRE ALARM EQUIPMENT AND DEVICES THROUGHOUT THE BASEMENT TO THE THIRD FLOOR. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"CP-2022-005857","date":"2023-01-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-05-11","scope":"INTERIOR ALTERATION TO THE 2ND AND 3RD FLOOR OF AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-000601","date":"2023-01-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-11","scope":"INSTALL 2 HOT WATER HEATERS, 2 KITCHEN SINKS, 4 HUB DRAINS, 2 WASHING MACHINE BOXES, 2 WATER CLOSETS, 2 LAVATORIES AND 2 SHOWER/TUBS ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-004296","date":"2023-02-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-05-11","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2023-000768","date":"2023-02-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-03","scope":"INSTALL (2) 150 AMP PANELS & FEEDERS, INSTALL WIRING THROUGHOUT TWO DWELLING UNITS ON THE 2ND & 3RD FLOORS. INSTALL LIGHTS, SWITCHES, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK ON THIS PERMIT. **THE SERVICE IS EXISTING."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"218149","type":"Rental","status":"Closed","businessName":"SILVIO MODAFERRI","legalName":"SILVIO MODAFERRI","address":"764 S 5TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-08-18","latestIssueDate":"2004-08-18","expirationDate":"2005-02-28","inactiveDate":null}],"licenseActivity":[{"number":"218149","type":"Rental","businessName":"SILVIO MODAFERRI","legalName":"SILVIO MODAFERRI","issuedDate":"2004-08-18","latestIssueDate":"2004-08-18","closureDate":"2005-02-28","expirationDate":"2005-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["4 permit events 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 57% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $532,400 to $836,600","no permit shown in 2024-2026"],"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 #1017788: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 29, 2023.","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":"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 4 historical violations 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 Sep 12, 2026; Fire Alarm Certification: Certified through Oct 9, 2026","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"}]}