{"asOf":"2026-07-28T02:22:18.251Z","block":"300-399 S 25TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-25th-st","address":"309 S 25TH ST","parcelNumber":"081201410","source":"https://property.phila.gov/?p=081201410","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"23","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"SCHAPIRA LIVING TRUST","coOwner":"SCHAPIRA MARILYN M TR","marketValue":1002700,"landAssessment":200500,"improvementAssessment":802200,"livableArea":1538,"yearBuilt":1970,"lastSale":{"price":1,"date":"2020-07-13T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.948583200819364,"lng":-75.18103451172631,"geom":{"type":"Polygon","coordinates":[[[-75.180920551,39.948588104],[-75.180928898,39.948549588],[-75.181147167,39.948576994],[-75.181137295,39.948617638],[-75.180920551,39.948588104]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":3,"baths":2,"stories":1,"lotArea":892,"zoning":"RSA5","grade":"C+","basement":"1","heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"309 S 25TH ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE STORY REAR ADDITION AND TO ELIMINATE THE INTERIOR GARAGE (SIZE AND LOCATION TO BE AS SHOWN IN THE APPLICATION) AS PART OF A SINGLE FAMILY DWELLING.","status":"CLOSED","outcome":"Granted with conditions","date":"2008-10-23","number":"6667","relatedPermit":"164810"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF A REAR YARD PARKING SPACE AS PART OF A SINGLE FAMILY DWELLING.","status":"OPEN","outcome":"Withdrawn","date":"2012-02-14","number":"16387","relatedPermit":"359827"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":850200,"taxable":580296,"land":57529,"improvement":792671,"taxableLand":57529,"taxableImprovement":522767,"exemptLand":0,"exemptImprovement":269904},{"y":2017,"v":850200,"taxable":643213,"land":242307,"improvement":607893,"taxableLand":242307,"taxableImprovement":400906,"exemptLand":0,"exemptImprovement":206987},{"y":2018,"v":850200,"taxable":643213,"land":242307,"improvement":607893,"taxableLand":242307,"taxableImprovement":400906,"exemptLand":0,"exemptImprovement":206987},{"y":2019,"v":1037000,"taxable":784520,"land":295500,"improvement":741500,"taxableLand":295500,"taxableImprovement":489020,"exemptLand":0,"exemptImprovement":252480},{"y":2020,"v":1071600,"taxable":1071600,"land":305359,"improvement":766241,"taxableLand":305359,"taxableImprovement":766241,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1071600,"taxable":1071600,"land":305359,"improvement":766241,"taxableLand":305359,"taxableImprovement":766241,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1071600,"taxable":1071600,"land":305359,"improvement":766241,"taxableLand":305359,"taxableImprovement":766241,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1071600,"taxable":1071600,"land":214320,"improvement":857280,"taxableLand":214320,"taxableImprovement":857280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1071600,"taxable":1071600,"land":214320,"improvement":857280,"taxableLand":214320,"taxableImprovement":857280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1002700,"taxable":1002700,"land":200500,"improvement":802200,"taxableLand":200500,"taxableImprovement":802200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1002700,"taxable":1002700,"land":200500,"improvement":802200,"taxableLand":200500,"taxableImprovement":802200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1002700,"taxable":1002700,"land":200500,"improvement":802200,"taxableLand":200500,"taxableImprovement":802200,"exemptLand":0,"exemptImprovement":0}],"taxNow":14036,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"170011","date":"2008-08-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-11-20","scope":"\"APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEBRUARY, 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.\""},{"number":"180244","date":"2008-10-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-05-07","scope":"RELOCATE REAR RAIN LEADER & CESS, INSTALLNEW 1 1/2\" KITCHEN WASTE, INSTALLNEW UNDER FLOOR PLUMBING INSTALL NEW WASHER DRAIN LINES. INSTALL NEW WATER SUPPLY LINES (PEX PIPING) 3 PIECE BATH: WC, LAV, TUB, KS, WASH STAND."},{"number":"171272","date":"2008-10-02","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2009-11-23","scope":"INSTALLATION OF SLIDING DOOR INTO WIDENED WALL OPENING CONSTRUCTIN OF 1 STORY ADDITION AND INSTALLATION OF MECHANICAL EQUIPMENT REMOVAL OF 7 SECTION FROM GARDEN WALL AND INSTALLATION OF REAR GATE INSTALLATION OF A/C CONDENSER ON ROOF AS PER PLANS"},{"number":"171276","date":"2008-10-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-10-02","scope":"INSTALLATION OF SLIDING DOOR INTO WIDENED WALL OPENING CONSTRUCTIN OF 1 STORY ADDITION AND INSTALLATION OF MECHANICAL EQUIPMENT REMOVAL OF 7 SECTION FROM GARDEN WALL AND INSTALLATION OF REAR GATE INSTALLATION OF A/C CONDENSER ON ROOF"},{"number":"164810","date":"2008-11-19","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-11-19","scope":"ELIMINATION OF THE INTERIOR GARAGE AND FOR THE ERECTION OF A 8'-6\" HIGH REAR YARD FENCE (GATE TO THE FENCE MUST NOT SWING OUT ONTO THE SIDE WALK) ACCESSORY TO A SINGLE FAMILY DWELLING."},{"number":"184961","date":"2008-11-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-11-20","scope":"BAY WINDOW CONSTRUCTION AND FACADE ALTERATIONS.INTERIOR RENOVATIONS ASSOCIATED W/GARAGE REMOVAL ONLY"},{"number":"194989","date":"2008-12-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 20 DUPLEX RECEPTS, 12 DIMMER CONTROLS, 20 RECESSED LIGHT FIXTURES, 200AMP SERVICE AS PER 2005 NEC (CC DISTRICT)"},{"number":"240931","date":"2009-10-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RELOCATE DUPLEX RECEPTS, AND INSTALL SMOKE DETECTION UNIT AS PER 2005 NEC (CC DISTRICT)"},{"number":"EP-2021-007489","date":"2021-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-01-24","scope":"4 receptacles circuits and 1 light circuit in kitchen (fishing)4 receptacles circuits and 1 light circuit in kitchen (fishing) AS PER NEC 2014"}],"storyTag":"Renovated & sold on","storyDelta":0.59,"timeline":[{"y":2008,"k":"permit","w":"Major alteration"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Addition"},{"y":2008,"k":"permit","w":"Zoning"},{"y":2008,"k":"appeal","w":"Appeal granted with conditions"},{"y":2008,"k":"permit","w":"Zoning"},{"y":2008,"k":"permit","w":"Major alteration"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2012,"k":"appeal","w":"Appeal withdrawn"},{"y":2012,"k":"sale","p":852500},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #6667: CLOSED · Granted with conditions; related permit 164810.","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":"1 permit not marked completed: EP-2021-007489 (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":"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/"}],"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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}