{"asOf":"2026-07-23T09:32:50.293Z","block":"900-999 BELMONT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-belmont-ave","address":"947 BELMONT AVE","parcelNumber":"062332200","source":"https://property.phila.gov/?p=062332200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Multi-family","owner":"BELMONT AVENUE DEVELOPMENT LLC","coOwner":null,"marketValue":565000,"landAssessment":113000,"improvementAssessment":452000,"livableArea":1928,"yearBuilt":2023,"lastSale":{"price":225000,"date":"2020-07-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"504344","date":"2007-02-09","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"103376","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-02-28","completedDate":"2018-01-16","violations":[{"number":"504344","date":"2007-02-09","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null}],"investigations":[{"caseNumber":"103376","date":"2007-02-09","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.971050301536195,"lng":-75.21146070365197,"geom":{"type":"Polygon","coordinates":[[[-75.211309436,39.971088649],[-75.211301578,39.971045143],[-75.211611973,39.971011954],[-75.211619832,39.971055459],[-75.211309436,39.971088649]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-005313","type":"Fire Alarm Certification","inspectionDate":"2023-09-27","result":"Certified","expirationDate":"2024-09-27","buildingId":"3000009"},{"number":"BC-2024-016643","type":"Sprinkler Certification","inspectionDate":"2024-04-24","result":"Certified","expirationDate":"2025-04-24","buildingId":"3000009"},{"number":"BC-2025-015698","type":"Sprinkler Certification","inspectionDate":"2025-04-17","result":"Certified","expirationDate":"2026-04-17","buildingId":"3000009"},{"number":"BC-2025-025473","type":"Fire Alarm Certification","inspectionDate":"2025-09-09","result":"Certified","expirationDate":"2026-09-09","buildingId":"3000009"},{"number":"BC-2026-012064","type":"Sprinkler Certification","inspectionDate":"2026-04-15","result":"Certified","expirationDate":"2027-04-15","buildingId":"3000009"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":6,"baths":null,"stories":4,"lotArea":1332,"zoning":"RSA5","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1602 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5600,"taxable":5600,"land":5600,"improvement":0,"taxableLand":5600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":7200,"taxable":7200,"land":7200,"improvement":0,"taxableLand":7200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":7200,"taxable":7200,"land":7200,"improvement":0,"taxableLand":7200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":7200,"taxable":7200,"land":7200,"improvement":0,"taxableLand":7200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":7200,"taxable":7200,"land":7200,"improvement":0,"taxableLand":7200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":7200,"taxable":7200,"land":7200,"improvement":0,"taxableLand":7200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":7200,"taxable":7200,"land":7200,"improvement":0,"taxableLand":7200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":21800,"taxable":21800,"land":21800,"improvement":0,"taxableLand":21800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":21800,"taxable":21800,"land":21800,"improvement":0,"taxableLand":21800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":442000,"taxable":88400,"land":88400,"improvement":353600,"taxableLand":88400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":353600},{"y":2026,"v":442000,"taxable":88400,"land":88400,"improvement":353600,"taxableLand":88400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":353600},{"y":2027,"v":565000,"taxable":113000,"land":113000,"improvement":452000,"taxableLand":113000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":452000}],"taxNow":1237,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-005056","date":"2020-09-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-09-06","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS PER APPROVED PLANS. 11/19/2021: FOR THE AMENDMENT OF TO REVISE THE BUILDING HEIGHT. SIZE AND LOCATION AS PER PLANS."},{"number":"CP-2020-006762","date":"2021-02-09","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-06","scope":"ERECTION OF A NEW THREE (3) STORY BUILDING, WITH BASEMENT. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING AS PER PLANS. STRUCTURE TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. 12/14/2021: FOR THE REMOVAL OF BASEMENT WITH NEW FOUNDATION DETAIL AND INTERIOR LAYOUT AS PER APPROVED PLAN"},{"number":"FP-2021-000873","date":"2021-04-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-28","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING TO INCLUDE NEW TWO (2) INCH FIRE SERVICE LINE AND NEW TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. [AMENDMENT APPROVED 1/18/2022 FOR A CHANGE IN BACKFLOW PREVENTION DEVICE TO A NEW TWO (2) INCH WILKINS 950XLT2 MODEL AS PER AMENDED CP-100 FORM, FIRE SUPPRESSION PLANS, & HYDRAULIC CALCULATIONS.] [AMENDMENT APPROVED 4/26/2022 FOR THE REMOVAL OF THE BASEMENT FIRE SUPPRESSION SYSTEM AS PER APPROVED AMENDED FIRE SUPPRESSION PLANS AND HYDRAULIC CALCULATIONS TO CORRESPOND TO AMENDED BUILDING PERMIT CP-2020-006762 ELIMINATING THE BASEMENT.]"},{"number":"PP-2021-014770","date":"2021-08-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-01","scope":"CT,FAI,MD,WD 2IN. FIRE 2IN."},{"number":"MP-2021-005415","date":"2021-08-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-28","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. MULTI FAMILY EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Installation of 3 HVAC with new ductwork, 92% high efficiency heaters, 45000 BTU, 2TON CFU."},{"number":"PP-2021-014923","date":"2021-08-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-06","scope":"INSTALL 3 HOT WATER HEATERS, 3 KITCHEN SINKS, 9 LAVATORIES, 8 SHOWER/TUBS, 2 SUMP PUMPS AND 7 WATER CLOSETS ACCORDING TO THE 2018 PPC."},{"number":"EP-2021-009258","date":"2021-11-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-07","scope":"Install 400 amp service with 4 gang meter bank, wire each unit and emergency lighting according to 2017 NEC. Install Fire Alarm as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"viol","w":"L&I violation"},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"land","p":5900},{"y":2020,"k":"land","p":225000},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"906322","type":"Rental","status":"Active","businessName":"Belmont Avenue Development, LLC","legalName":"Belmont Avenue Development, LLC","address":"947 BELMONT AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-09-19","latestIssueDate":"2025-08-05","expirationDate":"2026-09-18","inactiveDate":null}],"licenseActivity":[{"number":"906322","type":"Rental","businessName":"Belmont Avenue Development, LLC","legalName":"Belmont Avenue Development, LLC","issuedDate":"2022-09-19","latestIssueDate":"2025-08-05","closureDate":null,"expirationDate":"2026-09-18","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 28% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $442,000 to $565,000","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":"The record identifies more than one dwelling/use.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 9, 2026; Sprinkler Certification: Certified through Apr 15, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}