{"asOf":"2026-07-24T02:43:05.569Z","block":"400-499 WIOTA ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-wiota-st","address":"412 WIOTA ST","parcelNumber":"061173700","source":"https://property.phila.gov/?p=061173700","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"LU FENGTIAN","coOwner":null,"marketValue":477600,"landAssessment":95520,"improvementAssessment":382080,"livableArea":2130,"yearBuilt":2013,"lastSale":{"price":1,"date":"2021-04-23T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96066778228055,"lng":-75.20310242030433,"geom":{"type":"Polygon","coordinates":[[[-75.203023741,39.960643307],[-75.203175371,39.96063445],[-75.203180854,39.960692195],[-75.203029934,39.960701253],[-75.203023741,39.960643307]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-012761","type":"Sprinkler Certification","inspectionDate":"2023-06-05","result":"Certified","expirationDate":"2024-06-05","buildingId":"1464546"},{"number":"BC-2024-017691","type":"Sprinkler Certification","inspectionDate":"2024-06-05","result":"Certified","expirationDate":"2025-06-05","buildingId":"1464546"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":5,"baths":3,"stories":3,"lotArea":901,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"412 N WIOTA ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":269300,"taxable":6900,"land":6900,"improvement":262400,"taxableLand":6900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":262400},{"y":2017,"v":269300,"taxable":38375,"land":38375,"improvement":230925,"taxableLand":38375,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":230925},{"y":2018,"v":269300,"taxable":38375,"land":38375,"improvement":230925,"taxableLand":38375,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":230925},{"y":2019,"v":519700,"taxable":74000,"land":74000,"improvement":445700,"taxableLand":74000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":445700},{"y":2020,"v":539900,"taxable":76876,"land":76876,"improvement":463024,"taxableLand":76876,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":463024},{"y":2021,"v":539900,"taxable":76876,"land":76876,"improvement":463024,"taxableLand":76876,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":463024},{"y":2022,"v":539900,"taxable":76876,"land":76876,"improvement":463024,"taxableLand":76876,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":463024},{"y":2023,"v":472500,"taxable":220500,"land":94500,"improvement":378000,"taxableLand":94500,"taxableImprovement":126000,"exemptLand":0,"exemptImprovement":252000},{"y":2024,"v":472500,"taxable":472500,"land":94500,"improvement":378000,"taxableLand":94500,"taxableImprovement":378000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":576000,"taxable":576000,"land":115200,"improvement":460800,"taxableLand":115200,"taxableImprovement":460800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":576000,"taxable":476000,"land":115200,"improvement":460800,"taxableLand":115200,"taxableImprovement":360800,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":477600,"taxable":377600,"land":95520,"improvement":382080,"taxableLand":95520,"taxableImprovement":282080,"exemptLand":0,"exemptImprovement":100000}],"taxNow":6663,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"409954","date":"2012-10-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-10-24","scope":"ADMINISTRATIVE REVIEW OF AP#348281 FOR THE CONSOLIDATION OF TWO LOTS TO ONE LOT AND FOR THE SUBDIVISION OF ONE LOT TO FIVE LOTS AND FOR THE ERECTION OF A (5), THREE STORY TWO FAMILY ATTACHED STRUCTURES WITH CELLARS AND DECKS ABOVE THE REAR 2ND STORY PORTIONS AS PER PLANS."},{"number":"435172","date":"2013-03-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-08-08","scope":"ERECT A 3 STORY DUPLEX WITH CELLAR & ROOFTOP DECKS AS PER SEALED SUBMITTED PLANS. PLUMBING, ELECTRICAL, MECHANICAL, AND FIRE SUPPRESSION WORK REQUIRES ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"459211","date":"2013-04-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" SERVICE IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"465580","date":"2013-04-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"INSTALLATION OF 2 HVAC UNITS (INCLUDING DUCTWORK/ACCESSORIES). TWO FAMILY DWELLING"},{"number":"465691","date":"2013-04-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"5 TOILETS, 5 LAVS, 5 SHOWERS, 2 KITCHENS, 2 WASHER BOXES, PEX & PVC THROUGHOUT (DUPLEX)"},{"number":"470546","date":"2013-05-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-03","scope":"WIRING & INSTALL 60-OUTLETS, 30-SW, 50-LGT FIX, 12-SM DET, 10-GFI OUTLETS, 10-PH & 10-TV JACKS, NEW 200AMP SERVICE HOOKUP OF ALL HEATING & A/C UNITS AS PER NEC 2008 (2FD)"},{"number":"473100","date":"2013-05-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"1\" COPPER DOMESTIC WATER SERVICE, NEW 5\" LATERAL & 4\" MAIN DRAIN (2FD) PA20131421161"},{"number":"ZP-2024-000163","date":"2024-01-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"New construction"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2017,"k":"sale","p":510000},{"y":2024,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"900255","type":"Rental","status":"Active","businessName":"Fengtian Lu","legalName":"Fengtian Lu","address":"412 WIOTA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-07-08","latestIssueDate":"2026-07-06","expirationDate":"2027-07-07","inactiveDate":null},{"number":"941904","type":"Limited Lodging Operator","status":"Active","businessName":"FENGTIAN LU","legalName":"FENGTIAN LU","address":"412 WIOTA ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2024-01-16","latestIssueDate":"2026-02-18","expirationDate":"2027-01-15","inactiveDate":null}],"licenseActivity":[{"number":"941904","type":"Limited Lodging Operator","businessName":"FENGTIAN LU","legalName":"FENGTIAN LU","issuedDate":"2024-01-16","latestIssueDate":"2026-02-18","closureDate":null,"expirationDate":"2027-01-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"900255","type":"Rental","businessName":"Fengtian Lu","legalName":"Fengtian Lu","issuedDate":"2022-07-08","latestIssueDate":"2026-07-06","closureDate":null,"expirationDate":"2027-07-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #409954: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 5, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"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":"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":"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"}]}