{"asOf":"2026-08-01T04:26:39.384Z","block":"900-999 N AMERICAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-n-american-st","address":"961 N AMERICAN ST","parcelNumber":"057061600","source":"https://property.phila.gov/?p=057061600","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"MORRIS RYAN","coOwner":null,"marketValue":690400,"landAssessment":138080,"improvementAssessment":552320,"livableArea":2197,"yearBuilt":2009,"lastSale":{"price":670000,"date":"2024-07-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"988868","date":"2008-03-13","code":"A-301.1/46","title":"PERMB- INSTALL HVAC 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WORK","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-08","underAppeal":false,"noticeUrl":null},{"number":"3130599","date":"2014-02-05","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-08","underAppeal":false,"noticeUrl":null},{"number":"3130600","date":"2014-02-05","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-08","underAppeal":false,"noticeUrl":null},{"number":"3130601","date":"2014-02-05","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-08","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-066048","date":"2024-08-06","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-09-23","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-09-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855480539&hash=C38B08FEDDE676917A40D7150531EE02BD92281457CC8E9B049B99C594EFFD3D"},{"number":"3084454","date":"2013-12-11","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-28","underAppeal":false,"noticeUrl":null},{"number":"3084453","date":"2013-12-11","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-28","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"151045","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION 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INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-03-31","underAppeal":false,"noticeUrl":null}]},{"number":"226985","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2010-02-19","completedDate":"2010-02-19","noticeUrl":null,"violations":[{"number":"1594731","date":"2010-02-19","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-02-18","underAppeal":false,"noticeUrl":null}]},{"number":"418153","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2014-02-05","completedDate":"2016-07-20","noticeUrl":null,"violations":[{"number":"3130602","date":"2014-02-05","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-08","underAppeal":false,"noticeUrl":null},{"number":"3130599","date":"2014-02-05","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-08","underAppeal":false,"noticeUrl":null},{"number":"3130600","date":"2014-02-05","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-08","underAppeal":false,"noticeUrl":null},{"number":"3130601","date":"2014-02-05","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-08-08","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2024-084820","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-06","completedDate":"2024-09-23","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855480539&hash=C38B08FEDDE676917A40D7150531EE02BD92281457CC8E9B049B99C594EFFD3D","violations":[{"number":"VI-2024-066048","date":"2024-08-06","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-09-23","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-09-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855480539&hash=C38B08FEDDE676917A40D7150531EE02BD92281457CC8E9B049B99C594EFFD3D"}]},{"number":"431581","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3084454","date":"2013-12-11","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-02-28","underAppeal":false,"noticeUrl":null},{"number":"3084453","date":"2013-12-11","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY 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EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":3,"baths":2,"stories":2,"lotArea":1165,"zoning":"RSA5","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"961 N AMERICAN ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":433800,"taxable":77023,"land":36168,"improvement":397632,"taxableLand":36168,"taxableImprovement":40855,"exemptLand":0,"exemptImprovement":356777},{"y":2017,"v":433800,"taxable":139231,"land":105500,"improvement":328300,"taxableLand":105500,"taxableImprovement":33731,"exemptLand":0,"exemptImprovement":294569},{"y":2018,"v":433800,"taxable":139231,"land":105500,"improvement":328300,"taxableLand":105500,"taxableImprovement":33731,"exemptLand":0,"exemptImprovement":294569},{"y":2019,"v":588700,"taxable":188948,"land":143172,"improvement":445528,"taxableLand":143172,"taxableImprovement":45776,"exemptLand":0,"exemptImprovement":399752},{"y":2020,"v":608300,"taxable":608300,"land":147939,"improvement":460361,"taxableLand":147939,"taxableImprovement":460361,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":608300,"taxable":563300,"land":147939,"improvement":460361,"taxableLand":147939,"taxableImprovement":415361,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":608300,"taxable":563300,"land":147939,"improvement":460361,"taxableLand":147939,"taxableImprovement":415361,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":556100,"taxable":476100,"land":111220,"improvement":444880,"taxableLand":111220,"taxableImprovement":364880,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":556100,"taxable":476100,"land":111220,"improvement":444880,"taxableLand":111220,"taxableImprovement":364880,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":632600,"taxable":532600,"land":126520,"improvement":506080,"taxableLand":126520,"taxableImprovement":406080,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":632600,"taxable":532600,"land":126520,"improvement":506080,"taxableLand":126520,"taxableImprovement":406080,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":690400,"taxable":590400,"land":138080,"improvement":552320,"taxableLand":138080,"taxableImprovement":452320,"exemptLand":0,"exemptImprovement":100000}],"taxNow":7455,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"87382","date":"2007-07-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-07-27","scope":"REPLACE FLOOR JOIST AND ROOF RAFTERS (NOT TO EXCEED 50% OF ROOF OR FLOOR SYSTEMS) TO COMPLY DANGEROUS CASE. INTERIOR DEMOLITION OF INTERIOR NON BEARING PARTITIONS."},{"number":"112527","date":"2007-11-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2007-11-09","scope":"ADDITION AND ALTERATIONS AS PER PLANS"},{"number":"112298","date":"2007-11-09","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2010-03-31","scope":"ADDITION AND ALTERATIONS AS PER PLANS"},{"number":"130827","date":"2008-02-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-02-13","scope":"HD, HT, FAI, 5\" LATERAL, 3/4\" WATER DIST. (FROM CITY MAIN PASS FOUNDATION WALL. FROM CITY SEWER PASS FOUNDATION WALL 5\" TRAP 4\" MAIN HOUSE DRAIN)"},{"number":"134193","date":"2008-02-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200AMP SERVICE, AND REWIRE SINGLE FAMILY DWELLING AS PER 2005 NEC (CC DISTRICT)"},{"number":"134201","date":"2008-02-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-27","scope":"INSTALL 200AMP SERVICE, AND REWIRE SINGLE FAMILY DWELLING AS PER 2005 NEC (CC DISTRICT)"},{"number":"134809","date":"2008-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-08","scope":"3 WATER CLOSETS, 3 LAVYS, 2 SHOWERS, 1 TUBS AND 1 LAUNDRY TUB"},{"number":"153146","date":"2008-06-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-03-31","scope":"ADDITIONAL WORK IS IN EXCESS OF THAT COVERED UNDER BUILDING PERMIT AND PLAN # 112298: HELIX / PILE DEEP FOUNDATION SYSTEM AND 2-HOUR FIRE-RESISTANCE RATED WALL IN COMMON W/ 959 AND 963 N. AMERICAN STREET"},{"number":"159841","date":"2008-06-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-03-31","scope":"INSTALL TWO 75,000 WARM AIR FURNACES IN A SFD; ONE IN THE BASEMENT AND ONE ON THE SECOND FLOOR. NO OTHER WORK ALLOWED ON THIS PERMIT. APPLICANT AGREES TO LIMIT CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD DATED FEBRUARY, 2007. DEVIATION FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES."},{"number":"431567","date":"2012-11-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-11-02","scope":"ERECTION OF A DECK WITH STAIRS ABOVE THE 3RD FLOOR ROOF OF AN EXISTING ATTACHED THREE STORY SINGLE FAMILY DWELLING AS SHOWN IN THE APPLICATION."},{"number":"431581","date":"2012-11-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-02-28","scope":"INSTALL A ROOF DECK WITH SPIRAL STAIRCASE AS PER SEALED SUBMITTED PLANS. CALL THE INSPECTOR PRIOR TO STARTING WORK. CONTRACTOR VAN JAMES GROUP LLC PA CONTR#PA094741 EXP 9/6/14 BPL#577474"},{"number":"561873","date":"2014-09-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-09-22","scope":"5X4 HOUSE TRAP, 4\" FRESH AIR INLET & LATERAL (SFD) SELF-CERIFICATION'S ARE NO LONGER PERMITTED - ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"GM-2024-006970","date":"2024-08-07","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-06-13","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"GM-2024-007692","date":"2024-08-28","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-03-03","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Renovated & sold on","storyDelta":0.37,"timeline":[{"y":2012,"k":"permit","w":"Zoning"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2016,"k":"sale","p":585000},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"sale","p":670000},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"}],"rented":false,"licenses":[{"number":"275091","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JAMES GECKLE","legalName":"JAMES GECKLE","address":"961 N AMERICAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"275091","type":"Vacant Residential Property / Lot","businessName":"JAMES GECKLE","legalName":"JAMES GECKLE","issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-31","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"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":"The history also contains “PERMB- FINAL PRE-CO INSP.”","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":"2 permits not marked completed: GM-2024-006970 (Expired), GM-2024-007692 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 7 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 23, 2024.","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 #275091: Inactive since Dec 22, 2012","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 6 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.","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"}]}