{"asOf":"2026-07-27T12:05:17.852Z","block":"5500-5599 RACE ST","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-race-st","address":"5537 RACE ST","parcelNumber":"041013300","source":"https://property.phila.gov/?p=041013300","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"22","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"SINGER DONIELLE","coOwner":null,"marketValue":220900,"landAssessment":44180,"improvementAssessment":176720,"livableArea":3000,"yearBuilt":1925,"lastSale":{"price":41000,"date":"2014-03-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"3045234","date":"2013-11-20","code":"PM-302.2/2","title":"EXT A-CLEAN 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ADMINISTRATIVELY"},{"number":"VI-2025-005675","date":"2025-01-31","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-02-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005676","date":"2025-01-31","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-02-25","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"411419","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-20","completedDate":"2014-02-21","violations":[{"number":"3045234","date":"2013-11-20","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3045235","date":"2013-11-20","code":"PM-306.0/1","title":"VACANT PROP 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DUE","createdDate":"2024-04-30","completedDate":null,"violations":[{"number":"VI-2024-030989","date":"2024-04-30","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030987","date":"2024-04-30","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-10-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-030988","date":"2024-04-30","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2024-11-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-031533","date":"2024-05-01","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2024-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-031534","date":"2024-05-01","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-10-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-031532","date":"2024-05-01","code":"F-915.1.1","title":"CARBON MONOXIDE DETECTION REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-10-29","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-007007","type":"NOTICE OF VIOLATION","priority":"UNFIT","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-31","completedDate":"2025-02-25","violations":[{"number":"VI-2025-005669","date":"2025-01-31","code":"PM15-604.1","title":"ELECTRICAL- REQUIRED","status":"CLOSED","resolutionDate":"2025-02-13","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-005670","date":"2025-01-31","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL TEMP","status":"CLOSED","resolutionDate":"2025-02-13","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-005671","date":"2025-01-31","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"CLOSED","resolutionDate":"2025-02-13","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-005672","date":"2025-01-31","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"CLOSED","resolutionDate":"2025-02-13","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-005673","date":"2025-01-31","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005674","date":"2025-01-31","code":"PM15-505.4","title":"PLUMBING SYSTEMS- WATER HEATING","status":"CLOSED","resolutionDate":"2025-02-13","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-005675","date":"2025-01-31","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-02-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005676","date":"2025-01-31","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-02-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2013,"n":3,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2024,"n":6,"worst":null},{"y":2025,"n":8,"worst":null}],"investigations":[{"caseNumber":"411419","date":"2013-11-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"411419","date":"2013-12-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415189","date":"2013-12-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415189","date":"2014-02-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"411419","date":"2014-02-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"625159","date":"2018-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"625159","date":"2018-04-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"625159","date":"2018-05-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-038214","date":"2024-05-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038214","date":"2024-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038214","date":"2024-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038214","date":"2024-09-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038214","date":"2024-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038214","date":"2024-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038214","date":"2025-01-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-007007","date":"2025-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-007007","date":"2025-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-007007","date":"2025-02-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2013,"fails":3,"passes":0},{"y":2014,"fails":0,"passes":2},{"y":2018,"fails":2,"passes":1},{"y":2024,"fails":6,"passes":0},{"y":2025,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96415668220609,"lng":-75.2315557837684,"geom":{"type":"Polygon","coordinates":[[[-75.231527623,39.964206509],[-75.231505955,39.964066568],[-75.231608283,39.964079146],[-75.231563476,39.964287023],[-75.231543347,39.964288676],[-75.231527623,39.964206509]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-027981","type":"Fire Alarm Certification","inspectionDate":"2024-08-08","result":"Certified","expirationDate":"2025-08-08","buildingId":"1419381"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":2151,"zoning":"RSA5","grade":"C+","basement":"C","heater":"A","centralAir":false,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"7724 OLYMPUS PL, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":74100,"taxable":74100,"land":8478,"improvement":65622,"taxableLand":8478,"taxableImprovement":65622,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":74100,"taxable":74100,"land":11115,"improvement":62985,"taxableLand":11115,"taxableImprovement":62985,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":74100,"taxable":74100,"land":11115,"improvement":62985,"taxableLand":11115,"taxableImprovement":62985,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":95900,"taxable":95900,"land":14385,"improvement":81515,"taxableLand":14385,"taxableImprovement":81515,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":99600,"taxable":99600,"land":14940,"improvement":84660,"taxableLand":14940,"taxableImprovement":84660,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":99600,"taxable":99600,"land":14940,"improvement":84660,"taxableLand":14940,"taxableImprovement":84660,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":99600,"taxable":99600,"land":14940,"improvement":84660,"taxableLand":14940,"taxableImprovement":84660,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":99600,"taxable":99600,"land":14900,"improvement":84700,"taxableLand":14900,"taxableImprovement":84700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":99600,"taxable":99600,"land":14900,"improvement":84700,"taxableLand":14900,"taxableImprovement":84700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":266000,"taxable":266000,"land":53200,"improvement":212800,"taxableLand":53200,"taxableImprovement":212800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":266000,"taxable":266000,"land":53200,"improvement":212800,"taxableLand":53200,"taxableImprovement":212800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":220900,"taxable":220900,"land":44180,"improvement":176720,"taxableLand":44180,"taxableImprovement":176720,"exemptLand":0,"exemptImprovement":0}],"taxNow":3723,"familyHeld":false,"lastTransferNominal":false,"permits":[],"storyTag":"Traded","storyDelta":-0.25,"timeline":[{"y":2000,"k":"sale","p":55000},{"y":2013,"k":"viol","w":"3 L&I violations"},{"y":2014,"k":"sale","p":41000},{"y":2014,"k":"insp","w":"Inspection passed ×2"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×6"},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[{"number":"222633","type":"Rental","status":"Inactive","businessName":"CHARLES HALL","legalName":"CHARLES HALL","address":"5537 RACE ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2004-03-18","latestIssueDate":"2010-02-24","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"599401","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"OCWEN FINANCIAL CORPORATION","legalName":"OCWEN FINANCIAL CORPORATION","address":"5537 RACE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-07-12","latestIssueDate":"2014-03-07","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"652477","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DONIELLE SINGER","legalName":"DONIELLE SINGER","address":"5537 RACE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-01-16","latestIssueDate":"2015-01-16","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"775312","type":"Rental","status":"Inactive","businessName":"DONIELLE S SINGER","legalName":"DONIELLE S SINGER","address":"5537 RACE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2018-05-03","latestIssueDate":"2024-11-14","expirationDate":"2025-05-02","inactiveDate":"2025-07-01"}],"licenseActivity":[{"number":"775312","type":"Rental","businessName":"DONIELLE S SINGER","legalName":"DONIELLE S SINGER","issuedDate":"2018-05-03","latestIssueDate":"2024-11-14","closureDate":"2025-07-01","expirationDate":"2025-05-02","inactiveDate":"2025-07-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"652477","type":"Vacant Residential Property / Lot","businessName":"DONIELLE SINGER","legalName":"DONIELLE SINGER","issuedDate":"2015-01-16","latestIssueDate":"2015-01-16","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"599401","type":"Vacant Residential Property / Lot","businessName":"OCWEN FINANCIAL CORPORATION","legalName":"OCWEN FINANCIAL CORPORATION","issuedDate":"2013-07-12","latestIssueDate":"2014-03-07","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"222633","type":"Rental","businessName":"CHARLES HALL","legalName":"CHARLES HALL","issuedDate":"2004-03-18","latestIssueDate":"2010-02-24","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 167% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $99,600 to $266,000","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":"The history also contains “NEW 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Aug 8, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"13 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 25, 2025.","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":"Vacant Residential Property / Lot #599401: Inactive since Apr 29, 2015; Vacant Residential Property / Lot #652477: Inactive since Jun 29, 2016","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":"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 18 historical violations across 5 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"}]}