{"asOf":"2026-07-23T19:58:17.819Z","block":"5400-5499 PEARL ST","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-pearl-st","address":"5420 PEARL ST","parcelNumber":"041037600","source":"https://property.phila.gov/?p=041037600","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"WOOD PRISCILLA","coOwner":null,"marketValue":188600,"landAssessment":37720,"improvementAssessment":150880,"livableArea":1080,"yearBuilt":1920,"lastSale":{"price":1,"date":"2023-09-09T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96576001998628,"lng":-75.22843849975925,"geom":{"type":"Polygon","coordinates":[[[-75.228387172,39.965877955],[-75.228436657,39.965636332],[-75.228490159,39.965643149],[-75.228439711,39.965884237],[-75.228387172,39.965877955]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":2,"baths":2,"stories":1,"lotArea":1290,"zoning":"RM2","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"5420 PEARL ST, PHILADELPHIA PA, 19139","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":31800,"taxable":31800,"land":5031,"improvement":26769,"taxableLand":5031,"taxableImprovement":26769,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":31800,"taxable":31800,"land":4770,"improvement":27030,"taxableLand":4770,"taxableImprovement":27030,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":31800,"taxable":31800,"land":4770,"improvement":27030,"taxableLand":4770,"taxableImprovement":27030,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":146900,"taxable":52900,"land":22000,"improvement":124900,"taxableLand":22000,"taxableImprovement":30900,"exemptLand":0,"exemptImprovement":94000},{"y":2020,"v":146900,"taxable":52900,"land":22000,"improvement":124900,"taxableLand":22000,"taxableImprovement":30900,"exemptLand":0,"exemptImprovement":94000},{"y":2021,"v":146900,"taxable":52900,"land":22000,"improvement":124900,"taxableLand":22000,"taxableImprovement":30900,"exemptLand":0,"exemptImprovement":94000},{"y":2022,"v":146900,"taxable":52900,"land":22000,"improvement":124900,"taxableLand":22000,"taxableImprovement":30900,"exemptLand":0,"exemptImprovement":94000},{"y":2023,"v":299600,"taxable":119840,"land":59920,"improvement":239680,"taxableLand":59920,"taxableImprovement":59920,"exemptLand":0,"exemptImprovement":179760},{"y":2024,"v":299600,"taxable":119840,"land":59920,"improvement":239680,"taxableLand":59920,"taxableImprovement":59920,"exemptLand":0,"exemptImprovement":179760},{"y":2025,"v":224200,"taxable":89680,"land":44840,"improvement":179360,"taxableLand":44840,"taxableImprovement":44840,"exemptLand":0,"exemptImprovement":134520},{"y":2026,"v":224200,"taxable":89680,"land":44840,"improvement":179360,"taxableLand":44840,"taxableImprovement":44840,"exemptLand":0,"exemptImprovement":134520},{"y":2027,"v":188600,"taxable":75440,"land":37720,"improvement":150880,"taxableLand":37720,"taxableImprovement":37720,"exemptLand":0,"exemptImprovement":113160}],"taxNow":1255,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"858881","date":"2018-03-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-03-13","scope":"LEGALIZE CONTINUING USE AS TWO (2) FAMILY HOUSEHOLD LIVING NO CHANGE IN HEIGHT OR AREA"},{"number":"858883","date":"2018-03-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-04-19","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"858885","date":"2018-03-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"858886","date":"2018-03-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-07","scope":"LEVEL 1 ALTERATION TO A TWO FAMILY DWELLING: SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 6 OF THE INTERNATIONAL EXISTING BUILDING CODE. TO INCLUDE THE REMOVAL AND REPLACEMENT OR THE COVERING OF EXISTING MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES USING NEW MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES THAT SERVE THE SAME PURPOSE. INTERIOR FRAMING OF NON-LOAD BEARING PARTITIONS WITH NO CHANGE TO RATED ASSEMBLIES - CEILING/FLOOR AND WALL, INSTALL GWB, TAPE & FINISH THROUGHOUT, TRIM, INSULATION, HARDWOOD FLOORS, KITCHENS (2) INSTALL CABINETS & COUNTERTOPS, BATHROOMS (2) INSTALL WATER RESISTANT FINISHES IN BATHTUB AND WET AREAS, TILE FLOORS, INTERIOR FIRE RATED DOOR ASSEMBLIES TO EACH UNIT, 10 WINDOWS WITH NO CHANGE IN SIZE AND/OR LOCATION. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. NO OTHER WORK ON THIS PERMIT. CALL THE INSPECTOR AAT LEAST 24 HOURS PRIOR TO THE START OF WORK. **CONTRACTOR HAS NO EMPLOYEES PER THE NOTARIZED LETTER**"},{"number":"860009","date":"2018-03-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"REPLACE STACK,2-TOILETS,2-LAVS,2-SHOWERS AND 2-KITCHEN SINKS.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"860212","date":"2018-03-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 200AMP SERVICE AND REWIRE SFD WITH WITH 40-OUTLETS,30-LIGHT FIXTURS AND ARC FAULT BREAKERS FOR ALL LIVING SPACES AS PER 2008 NEC (WEST DISTRICT)"}],"storyTag":"New construction","storyDelta":8.07,"timeline":[{"y":2018,"k":"sale","p":28000},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"sale","p":160000},{"y":2022,"k":"sale","p":254000}],"rented":true,"licenses":[{"number":"806729","type":"Rental","status":"Inactive","businessName":"Natosha Pitts-Morine","legalName":"Natosha Pitts-Morine","address":"5420 PEARL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-03-22","latestIssueDate":"2021-06-22","expirationDate":"2022-03-21","inactiveDate":"2022-05-20"},{"number":"938386","type":"Rental","status":"Active","businessName":"Ademola Wood","legalName":"Ademola Wood","address":"5420 PEARL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-11-20","latestIssueDate":"2025-12-12","expirationDate":"2026-11-19","inactiveDate":null}],"licenseActivity":[{"number":"938386","type":"Rental","businessName":"Ademola Wood","legalName":"Ademola Wood","issuedDate":"2023-11-20","latestIssueDate":"2025-12-12","closureDate":null,"expirationDate":"2026-11-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"806729","type":"Rental","businessName":"Natosha Pitts-Morine","legalName":"Natosha Pitts-Morine","issuedDate":"2019-03-22","latestIssueDate":"2021-06-22","closureDate":"2022-05-20","expirationDate":"2022-03-21","inactiveDate":"2022-05-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 104% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $146,900 to $299,600","no permit shown in 2022-2024"],"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 #858881: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 860212 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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"}]}