{"asOf":"2026-07-27T23:01:14.497Z","block":"100-199 BROWN ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-brown-st","address":"109 BROWN ST","parcelNumber":"055174500","source":"https://property.phila.gov/?p=055174500","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O40","buildingCodeNew":"26","buildingClass":"ROW 2.5 STY MASONRY","buildingClassNew":"ROW RIVER ROW","useLabel":"House","owner":"CYF REALTY LLC","coOwner":null,"marketValue":681600,"landAssessment":136320,"improvementAssessment":545280,"livableArea":2193,"yearBuilt":1920,"lastSale":{"price":255000,"date":"2022-03-16T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9625508352332,"lng":-75.1387328055374,"geom":{"type":"Polygon","coordinates":[[[-75.138677649,39.962601252],[-75.13872602,39.962480277],[-75.138787342,39.962494826],[-75.138740934,39.962623084],[-75.138677649,39.962601252]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":4,"baths":4,"stories":3,"lotArea":864,"zoning":"RM1","grade":"C","basement":"A","heater":null,"centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":256500,"taxable":256500,"land":38102,"improvement":218398,"taxableLand":38102,"taxableImprovement":218398,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":256500,"taxable":256500,"land":65664,"improvement":190836,"taxableLand":65664,"taxableImprovement":190836,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":256500,"taxable":256500,"land":65664,"improvement":190836,"taxableLand":65664,"taxableImprovement":190836,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":291400,"taxable":291400,"land":74598,"improvement":216802,"taxableLand":74598,"taxableImprovement":216802,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":301100,"taxable":301100,"land":77081,"improvement":224019,"taxableLand":77081,"taxableImprovement":224019,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":301100,"taxable":301100,"land":77081,"improvement":224019,"taxableLand":77081,"taxableImprovement":224019,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":301100,"taxable":301100,"land":77081,"improvement":224019,"taxableLand":77081,"taxableImprovement":224019,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":321900,"taxable":321900,"land":64380,"improvement":257520,"taxableLand":64380,"taxableImprovement":257520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":321900,"taxable":321900,"land":64380,"improvement":257520,"taxableLand":64380,"taxableImprovement":257520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":602000,"taxable":321900,"land":120400,"improvement":481600,"taxableLand":120400,"taxableImprovement":201500,"exemptLand":0,"exemptImprovement":280100},{"y":2026,"v":602000,"taxable":321900,"land":120400,"improvement":481600,"taxableLand":120400,"taxableImprovement":201500,"exemptLand":0,"exemptImprovement":280100},{"y":2027,"v":681600,"taxable":364464,"land":136320,"improvement":545280,"taxableLand":136320,"taxableImprovement":228144,"exemptLand":0,"exemptImprovement":317136}],"taxNow":4506,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2022-001806","date":"2022-04-28","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-05-19","scope":"EZ INTERIOR DEMOLITION- For the interior demolition of non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. *Not work in roof or structural elements."},{"number":"ZP-2022-004273","date":"2022-05-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-04-04","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR AND A NEW 3RD STORY ON AN EXISTING ATTACHED STRUCTURE, ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"RP-2022-008048","date":"2022-10-21","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-04-04","scope":"For interior alterations and the erection of additions, including a roof deck with pilot house, to an existing Single Family Dwelling per plans. Separate permits required for all associated MEP work. Amend permit 6/21/2023 to update foundations details per plan."},{"number":"EP-2023-004362","date":"2023-05-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-20","scope":"INSTALL 200 AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, INSTALL OUTLETS, SWITCHES, SMOKE DETECTORS, GROUNDING AS PER 2017 NEC"},{"number":"PP-2023-009825","date":"2023-08-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-04","scope":"15 Plumbing fixtures installation with piping"},{"number":"FP-2023-001920","date":"2023-08-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-04","scope":"FOR THE INSTALLATION OF WET FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13D. *AMEND 2/13/24; REVISE SIZE OF WATER METER PER AMENDED CONSTRUCTION PLANS/DOCUMENTS*"},{"number":"MP-2023-003943","date":"2023-10-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-04","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. Install 2 new heating and AC units. (1) 80K btu gas furnace, (1) 60K btu gas furnace, (1) 2 ton coil and condenser, (1) 3 ton coil and condenser, all new ductwork ran throughout, and 16 diffusers."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"sale","p":255000},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"948378","type":"Rental","status":"Active","businessName":"CYF Realty LLC","legalName":"CYF Realty LLC","address":"109 BROWN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-04-04","latestIssueDate":"2026-02-19","expirationDate":"2027-04-03","inactiveDate":null}],"licenseActivity":[{"number":"948378","type":"Rental","businessName":"CYF Realty LLC","legalName":"CYF Realty LLC","issuedDate":"2024-04-04","latestIssueDate":"2026-02-19","closureDate":null,"expirationDate":"2027-04-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","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 2022, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 87% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $321,900 to $602,000","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2022-001806 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"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/"}],"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"}]}