{"asOf":"2026-07-26T20:22:30.807Z","block":"1100-1199 LEOPARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-leopard-st","address":"1113 LEOPARD ST","parcelNumber":"057000008","source":"https://property.phila.gov/?p=057000008","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"MNE PROPERTIES LLC","coOwner":null,"marketValue":2890700,"landAssessment":578140,"improvementAssessment":2312560,"livableArea":844,"yearBuilt":2020,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.967486624176956,"lng":-75.13544259307233,"geom":{"type":"Polygon","coordinates":[[[-75.135654806,39.967559577],[-75.135439137,39.967518392],[-75.135212574,39.967521322],[-75.135212196,39.967435894],[-75.135451488,39.967433722],[-75.135681601,39.967475203],[-75.135654806,39.967559577]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":3,"lotArea":3863,"zoning":"RSA5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a one-story addition at the 5th floor level and for a roof top pergola addition at 5th floor level of building - B with other existing structure (no changes to building A) on the lot and with existing multi-family (3 dwelling uni","status":"Completed","outcome":"Granted","date":"2025-03-25","number":"ZP-2024-007728","relatedPermit":"ZP-2024-007728"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1025000,"taxable":102500,"land":102500,"improvement":922500,"taxableLand":102500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":922500},{"y":2026,"v":1025000,"taxable":102500,"land":102500,"improvement":922500,"taxableLand":102500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":922500},{"y":2027,"v":2890700,"taxable":578140,"land":578140,"improvement":2312560,"taxableLand":578140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2312560}],"taxNow":1435,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"961685","date":"2019-06-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-06-17","scope":"FOR THE ERECTION OF A FOUR STORY ATTACHED BUILDING WITH ROOF DECK AND PILOTHOUSE TO BE USED AS THREE (3) DWE4LLUNG UNITS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL M.E.P. AND FIRE SUPPRESSION WORK. ** 2009 IBC **"},{"number":"961700","date":"2019-06-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-05-20","scope":"FOR THE ERECTION OF A FOUR STORY ATTACHED BUILDING WITH ROOF DECK AND PILOTHOUSE TO BE USED AS TWO FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL M.E.P. AND FIRE SUPPRESSION WORK. ** 2009 IBC **"},{"number":"1008204","date":"2019-10-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-06-17","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE(BUILDING A) TO INCLUDE 2 \" MAIN FIRE SERVICE LINE AND 2\" DC WATTS LF007M1QT BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1008206","date":"2019-10-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-05-20","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE(BUILDING B) TO INCLUDE 2 \" MAIN FIRE SERVICE LINE AND 2\" DC WATTS LF007M1QT BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1026757","date":"2019-11-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-05-18","scope":"ROUGH IN AND INSTALL 1-STACK,WASTE AND WATER LINES TO 5-WATER CLOSETS,5-LAVS,5-TUBS,2-KITCHEN SINKS,2-WASHING MACHINES STAND PIPES AND 2-WATER HEATERS.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 - THE INSTALLATION DOES NOT INCLUDE GARBAGE DISPOSAL OR DISHWASHER"},{"number":"1030997","date":"2019-11-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-05","scope":"200amp service wiring throughout for light fixtures, outlets and switches per 2014 NEC"},{"number":"1032119","date":"2019-12-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-05-22","scope":"INSTALLATION OF (1) 2.5 TON 13 SEER AC & (1) 60,000 95% GAS FURANCE W/ALL REQUIRED DUCT WORK. INSTALLATION OF (1) 5 TON 13 SEER AC & (1) 100,000 95% GAS FURNACE W/ALL REQUIRED DUCT WORK. ALL DUCT WORK WILL BE SELF CONTAINED IN EACH LIVING SPACE. NEW CONSTRUCTION PERMIT#:961700"},{"number":"1029571","date":"2020-01-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-16","scope":"INSTALL 300AMP SERVICE WIRING THROUGHOUT THREE UNITS INSTALL HOUSE PANEL. PER 20O8 NEC (CC DIST) FURNISH AND INSTALL A NEW FIRE ALARM SYSTEM AS PER THE 2008 NEC AND 2007 NFPA-72"},{"number":"1005698","date":"2020-02-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-06-17","scope":"ERECTION: BUILDING 'A'; 4 STORY ATTACHED BUILDING; (3) DWELLUNG UNITS 6WC 6LAV, 6 TUBS, 3 KS, 3 WASHING MACHINES, STAND PIPES AS PER PLAN"},{"number":"ZP-2024-007728","date":"2025-02-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"for a one-story addition at the 5th floor level and for a roof top pergola addition at 5th floor level of building - B with other existing structure (no changes to building A) on the lot and with existing multi-family (3 dwelling units in building - A and 2 dwelling units in Building - B) with existing accessory off-street parking spaces as previously approved. size and location as shown on the plans."},{"number":"RP-2025-003443","date":"2025-08-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"For the erection of an addition, to include a roof deck and accessory shade structure (pergola), above an existing attached structure. Work to include interior and exterior alteration. Size and location per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Amend Permit 1/22/2026 to document rated assembly and layout changes per plans."},{"number":"EP-2025-011654","date":"2026-01-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-10","scope":"Wiring of small addition to existing upstairs unit. 4-6 recessed lights and 8 outlets."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"851787","type":"Rental","status":"Inactive","businessName":"MNE PROPERTIES LLC (MNE PROPERTIES LLC)","legalName":"MNE PROPERTIES LLC","address":"1113 LEOPARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-09-21","latestIssueDate":"2025-03-15","expirationDate":"2025-09-20","inactiveDate":"2025-11-19"}],"licenseActivity":[{"number":"851787","type":"Rental","businessName":"MNE PROPERTIES LLC (MNE PROPERTIES LLC)","legalName":"MNE PROPERTIES LLC","issuedDate":"2020-09-21","latestIssueDate":"2025-03-15","closureDate":"2025-11-19","expirationDate":"2025-09-20","inactiveDate":"2025-11-19","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["3 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-007728: Completed · Granted; related permit ZP-2024-007728.","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: RP-2025-003443 (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-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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits 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.","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.","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"}]}