{"asOf":"2026-07-24T04:12:13.237Z","block":"700-799 N AMERICAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-n-american-st","address":"712 N AMERICAN ST","parcelNumber":"055000019","source":"https://property.phila.gov/?p=055000019","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"CYF REALTY LLC","coOwner":null,"marketValue":432000,"landAssessment":86400,"improvementAssessment":345600,"livableArea":2700,"yearBuilt":null,"lastSale":{"price":396500,"date":"2022-08-30T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96257926809024,"lng":-75.14223811744135,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-025369","type":"Fire Alarm Certification","inspectionDate":"2025-09-29","result":"Certified","expirationDate":"2026-09-29","buildingId":"1026368"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1204,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1032 ARCH ST 2ND FLR, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) IN AN EXISTING STRUCTURE. \n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Philadelphia Zoni","status":"Completed","outcome":"Granted","date":"2023-05-31","number":"ZP-2022-010781","relatedPermit":"ZP-2022-010781"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":484700,"taxable":484700,"land":96940,"improvement":387760,"taxableLand":96940,"taxableImprovement":387760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":432000,"taxable":259200,"land":86400,"improvement":345600,"taxableLand":86400,"taxableImprovement":172800,"exemptLand":0,"exemptImprovement":172800}],"taxNow":6785,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-010781","date":"2023-05-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-001072","date":"2024-05-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-05","scope":"FOR LEVEL 3 ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE AS PER PLANS. FOR THREE (3) DWELLING UNITS WITH LAYOUT AS SHOWN. THE ENTIRE BUILDING MUST BE PROTECTED WITH AN NFPA 13R SYSTEM. SEPARATE PERMITS ARE REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. AMENDMENT APPROVED AS OF 10/18/2024: FOR THE CHANGES IN INTERIOR LAYOUT AS PER AMENDED PLANS. AMENDMENT APPROVED AS OF 01/15/2025: FOR THE CHANGES IN INTERIOR LAYOUT AT BASEMENT, 1ST FLOOR AND 3RD FLOOR AS PER AMENDED PLANS."},{"number":"PP-2024-009277","date":"2024-08-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-05","scope":"INSTALL 3 KITCHEN SINKS, 5 TOILETS, 5 SHOWERS, 5 LAVATORY SINKS, 3 WASHERS AND DRYERS, 3 WATER HEATERS 24 FIXTURES"},{"number":"EP-2024-006476","date":"2024-08-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-30","scope":"INSTALL A 350 AMP SERVICE, (4) GANG METER BANK, (3) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT.INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"FP-2024-002326","date":"2024-12-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-11-05","scope":"FOR THE INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13R WITH 2-INCH FIRE SERVICE LINE AND 2- 1/2\" BFP DEVICE AS PER APPROVED PLANS."},{"number":"MP-2024-004949","date":"2024-12-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-05","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2025-005585","date":"2025-04-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-12","scope":"1 in water distribution"}],"storyTag":"New construction","storyDelta":-0.5,"timeline":[{"y":2015,"k":"sale","p":800000},{"y":2022,"k":"sale","p":396500},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"281031","type":"Dumpster License - Private Property","status":"Inactive","businessName":"F LOTIERZO AND SONS INC","legalName":"F LOTIERZO AND SONS INC","address":"712 N AMERICAN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-01-11","latestIssueDate":"2002-01-11","expirationDate":"2011-07-31","inactiveDate":null},{"number":"911852","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"CYF Realty LLC","legalName":"CYF Realty LLC","address":"712 N AMERICAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-12-05","latestIssueDate":"2024-11-12","expirationDate":"2025-12-04","inactiveDate":null},{"number":"0996827","type":"Rental","status":"Active","businessName":"CYF Realty LLC","legalName":"CYF Realty LLC","address":"712 N AMERICAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-01-06","latestIssueDate":"2026-01-06","expirationDate":"2027-01-05","inactiveDate":null}],"licenseActivity":[{"number":"0996827","type":"Rental","businessName":"CYF Realty LLC","legalName":"CYF Realty LLC","issuedDate":"2026-01-06","latestIssueDate":"2026-01-06","closureDate":null,"expirationDate":"2027-01-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"911852","type":"Vacant Residential Property / Lot","businessName":"CYF Realty LLC","legalName":"CYF Realty LLC","issuedDate":"2022-12-05","latestIssueDate":"2024-11-12","closureDate":"2025-12-04","expirationDate":"2025-12-04","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"281031","type":"Dumpster License - Private Property","businessName":"F LOTIERZO AND SONS INC","legalName":"F LOTIERZO AND SONS INC","issuedDate":"2002-01-11","latestIssueDate":"2002-01-11","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023, 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-010781: Completed · Granted; related permit ZP-2022-010781.","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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #281031: Inactive; Vacant Residential Property / Lot #911852: Closed","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 mixed-use. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 29, 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/"}]}