{"asOf":"2026-07-23T20:50:34.862Z","block":"300-399 N 41ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-n-41st-st","address":"317 N 41ST ST","parcelNumber":"061211610","source":"https://property.phila.gov/?p=061211610","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":"MAYAS COUCH 1031 KH LIMITED LIABILITY CO","coOwner":null,"marketValue":953300,"landAssessment":190660,"improvementAssessment":762640,"livableArea":2850,"yearBuilt":2023,"lastSale":{"price":240000,"date":"2022-06-06T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95946361353259,"lng":-75.20501156274872,"geom":{"type":"Polygon","coordinates":[[[-75.204884429,39.959437224],[-75.205131109,39.959420274],[-75.205137902,39.959490577],[-75.204891657,39.959506506],[-75.204884429,39.959437224]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-010634","type":"Fire Alarm Certification","inspectionDate":"2023-06-09","result":"Certified","expirationDate":"2024-06-09","buildingId":"3000274"},{"number":"BC-2025-018280","type":"Fire Alarm Certification","inspectionDate":"2025-06-12","result":"Certified","expirationDate":"2026-06-12","buildingId":"3000274"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1685,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1254 POINT BREEZE AVE, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PROPOSED 3-STORY COMMERCIAL MIXED USE STRUCTURE WITH FULL BASEMENT AND OCCUPIABLE ROOF DECK. VARIANCE REQUESTED FOR USE.","status":"Completed","outcome":"Granted with conditions","date":"2021-01-05","number":"ZP-2020-002191","relatedPermit":"ZP-2020-002191"}],"taxYears":[{"year":2006,"total":28.2,"principal":0,"interest":0,"penalty":0},{"year":2007,"total":27.87,"principal":0,"interest":0,"penalty":0},{"year":2008,"total":27.54,"principal":0,"interest":0,"penalty":0},{"year":2009,"total":27.21,"principal":0,"interest":0,"penalty":0}],"taxNet":110.82,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12600,"taxable":12600,"land":12600,"improvement":0,"taxableLand":12600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":53900,"taxable":53900,"land":53900,"improvement":0,"taxableLand":53900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":53900,"taxable":53900,"land":53900,"improvement":0,"taxableLand":53900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":53900,"taxable":53900,"land":53900,"improvement":0,"taxableLand":53900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":53900,"taxable":53900,"land":53900,"improvement":0,"taxableLand":53900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":53900,"taxable":53900,"land":53900,"improvement":0,"taxableLand":53900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":53900,"taxable":53900,"land":53900,"improvement":0,"taxableLand":53900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":41300,"taxable":41300,"land":41300,"improvement":0,"taxableLand":41300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":41300,"taxable":41300,"land":41300,"improvement":0,"taxableLand":41300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":125700,"taxable":125700,"land":125700,"improvement":0,"taxableLand":125700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":740000,"taxable":300933,"land":148000,"improvement":592000,"taxableLand":148000,"taxableImprovement":152933,"exemptLand":0,"exemptImprovement":439067},{"y":2027,"v":953300,"taxable":463939,"land":190660,"improvement":762640,"taxableLand":190660,"taxableImprovement":273279,"exemptLand":0,"exemptImprovement":489361}],"taxNow":4212,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-002191","date":"2021-01-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-05-22","scope":"NEW CONSTRUCTION OF AN SEMI-DETACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION) 9/7/2022 AMENDMENT: AMEND ORIGINAL NEW CONSTRUCTION PERMIT WITH INCREASE OF THE HEIGHT OF THE BUILDING. SIZE AND LOCATION AS PER APPROVED PLAN."},{"number":"CP-2022-001417","date":"2022-05-18","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-05-22","scope":"FOR THE ERECTIONE OF A SEMI-DETACHED, THREE (3) STORY STRUCTURE OF TYPE VB CONSTRUCTION WITH A CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE AS PER PLANS. FOR THREE (3) DWELLING UNITS WITH LAYOUT AS SHOWN. AMENDMENT (8/4/2022) TO INCREASE THE HEIGHT OF THE PROPOSED STRUCTURE FROM 30 FT TO 34 FT AS PER REVISED PLANS."},{"number":"PP-2022-010664","date":"2022-07-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-18","scope":"Water Distribution, inlet, drain, kitchen, laundry, hot water heater, water closet, lavs, showers"},{"number":"EP-2022-009262","date":"2022-10-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-25","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (3) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. 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 ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"FP-2022-002520","date":"2023-01-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-05-19","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. 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":"MP-2022-005174","date":"2023-02-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-05-18","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM AND FUEL GAS PIPING SYSTEM TO INCLUDE REGISTERS, DIFFUSERS, AND APPLIANCES (INCLUDING THREE (3) 60,000 BTU GAS FURNACES) WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2018 IMC. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. SEE CP-2022-001417 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"land","p":240000},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"924534","type":"Rental","status":"Active","businessName":"Mayas Couch 1031 KH LLC","legalName":"Mayas Couch 1031 KH LLC","address":"317 N 41ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-05-24","latestIssueDate":"2026-04-09","expirationDate":"2027-05-23","inactiveDate":null}],"licenseActivity":[{"number":"924534","type":"Rental","businessName":"Mayas Couch 1031 KH LLC","legalName":"Mayas Couch 1031 KH LLC","issuedDate":"2023-05-24","latestIssueDate":"2026-04-09","closureDate":null,"expirationDate":"2027-05-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 29% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $740,000 to $953,300","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-002191: Completed · Granted with conditions; related permit ZP-2020-002191.","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":"Fire Alarm Certification: Certified through Jun 12, 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":"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":"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"}]}