{"asOf":"2026-07-23T09:32:33.159Z","block":"800-899 BELMONT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-belmont-ave","address":"883 BELMONT AVE","parcelNumber":"062000002","source":"https://property.phila.gov/?p=062000002","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"25","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"BELMONT AVENUE DEVELOPMENT LLC","coOwner":null,"marketValue":577300,"landAssessment":115460,"improvementAssessment":461840,"livableArea":2589,"yearBuilt":2022,"lastSale":{"price":38500,"date":"2020-07-16T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"CF-2022-003982","date":"2022-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-010833","date":"2022-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003982","date":"2022-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003982","date":"2022-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-010833","date":"2022-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003982","date":"2022-04-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-010833","date":"2022-04-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96925065246259,"lng":-75.21113802044636,"geom":{"type":"Polygon","coordinates":[[[-75.211274207,39.969213815],[-75.211281829,39.969257105],[-75.211003862,39.96928732],[-75.210993929,39.969244238],[-75.211274207,39.969213815]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-012586","type":"Sprinkler Certification","inspectionDate":"2023-05-23","result":"Certified","expirationDate":"2024-05-23","buildingId":"1549347"},{"number":"BC-2023-012899","type":"Fire Alarm Certification","inspectionDate":"2023-06-14","result":"Certified","expirationDate":"2024-06-14","buildingId":"1549347"},{"number":"BC-2024-015923","type":"Sprinkler Certification","inspectionDate":"2024-04-24","result":"Certified","expirationDate":"2025-04-24","buildingId":"1549347"},{"number":"BC-2024-025597","type":"Fire Alarm Certification","inspectionDate":"2024-07-03","result":"Certified","expirationDate":"2025-07-03","buildingId":"1549347"},{"number":"BC-2025-015688","type":"Sprinkler Certification","inspectionDate":"2025-04-17","result":"Certified","expirationDate":"2026-04-17","buildingId":"1549347"},{"number":"BC-2025-020613","type":"Fire Alarm Certification","inspectionDate":"2025-07-23","result":"Certified","expirationDate":"2026-07-23","buildingId":"1549347"},{"number":"BC-2026-012049","type":"Sprinkler Certification","inspectionDate":"2026-04-15","result":"Certified","expirationDate":"2027-04-15","buildingId":"1549347"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1293,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1602 FRANKFORD AVE #3757, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"For the erection of an attached structure; for use as a multi-family (three (3) dwelling units) household living. size and location as shown on plan.","status":"Completed","outcome":"Granted with conditions","date":"2021-01-19","number":"ZP-2020-005195","relatedPermit":"ZP-2020-005195"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":25900,"taxable":25900,"land":25900,"improvement":0,"taxableLand":25900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":25900,"taxable":25900,"land":25900,"improvement":0,"taxableLand":25900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":720000,"taxable":144000,"land":144000,"improvement":576000,"taxableLand":144000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576000},{"y":2027,"v":577300,"taxable":115460,"land":115460,"improvement":461840,"taxableLand":115460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":461840}],"taxNow":2016,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-005195","date":"2021-01-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-07-01","scope":"For the erection of an attached structure. size and location as shown on plan."},{"number":"CP-2021-001741","date":"2021-08-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-01","scope":"FOR THE ERECTION OF A WOOD-FRAMED ATTACHED THREE (3) STORY STRUCTURE OF TYPE V-B CONSTRUCTION FOR USE AS THREE (3) DWELLING UNITS (GROUP R-2 USE & OCCUPANCY CLASSIFICATION). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES."},{"number":"PP-2021-014820","date":"2021-08-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-10","scope":"CT,FAI,MD,WD 1IN. FIRE 2IN."},{"number":"PP-2021-014919","date":"2021-08-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-29","scope":"INSTALL 3 HOT WATER HEATERS, 1 FLOOR DRAIN, 3 KITCHEN SINKS, 6 LAVATORIES, 4 SHOWER/TUBS AND 5 WATER CLOSETS ACCORDING TO THE 2018 PPC."},{"number":"MP-2021-005507","date":"2021-08-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-29","scope":"Installation of 3 HVAC units with new ductwork with a Total of (24)Diffusers/Registers, 92% high efficiency heaters, 40000 BTU each heater, condenser 2TON CFU. See CP-2021 001741"},{"number":"FP-2021-002928","date":"2021-10-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-06-29","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO-AND-A-HALF (2 1/2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-001741 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2021-012197","date":"2022-01-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-06","scope":"Install 300 amp service , Install switches, outlets, smoked detectors as per print as per 2017 NEC. Install fire alarm , wire throughout as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"land","p":38500},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 2 passed"}],"rented":true,"licenses":[{"number":"901203","type":"Rental","status":"Active","businessName":"Belmont Avenue Development, LLC","legalName":"Belmont Avenue Development, LLC","address":"883 BELMONT AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-07-21","latestIssueDate":"2026-06-08","expirationDate":"2027-07-20","inactiveDate":null}],"licenseActivity":[{"number":"901203","type":"Rental","businessName":"Belmont Avenue Development, LLC","legalName":"Belmont Avenue Development, LLC","issuedDate":"2022-07-21","latestIssueDate":"2026-06-08","closureDate":null,"expirationDate":"2027-07-20","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 2680% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $25,900 to $720,000","no permit shown in 2025-2027"],"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-2020-005195: Completed · Granted with conditions; related permit ZP-2020-005195.","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 Apr 15, 2027; Fire Alarm Certification: Certified through Jul 23, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 5, 2022.","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":"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/"}]}