{"asOf":"2026-07-22T11:42:06.111Z","block":"400-499 S 25TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-s-25th-st","address":"402 S 25TH ST","parcelNumber":"081203500","source":"https://property.phila.gov/?p=081203500","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"23","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"DISTASIO ERIN","coOwner":null,"marketValue":1228100,"landAssessment":245620,"improvementAssessment":982480,"livableArea":2001,"yearBuilt":1970,"lastSale":{"price":1200000,"date":"2019-08-05T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94733290184108,"lng":-75.18165997652841,"geom":{"type":"Polygon","coordinates":[[[-75.18164916,39.947381075],[-75.181592925,39.947373352],[-75.181613217,39.947278088],[-75.181727365,39.947291831],[-75.181705382,39.947388041],[-75.18164916,39.947381075]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":1,"stories":2,"lotArea":1232,"zoning":"RSA5","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"402 S 25TH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":492300,"taxable":423000,"land":79218,"improvement":413082,"taxableLand":79218,"taxableImprovement":343782,"exemptLand":0,"exemptImprovement":69300},{"y":2017,"v":492300,"taxable":423000,"land":147690,"improvement":344610,"taxableLand":147690,"taxableImprovement":275310,"exemptLand":0,"exemptImprovement":69300},{"y":2018,"v":492300,"taxable":423000,"land":147690,"improvement":344610,"taxableLand":147690,"taxableImprovement":275310,"exemptLand":0,"exemptImprovement":69300},{"y":2019,"v":479500,"taxable":479500,"land":143850,"improvement":335650,"taxableLand":143850,"taxableImprovement":335650,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":495500,"taxable":495500,"land":148650,"improvement":346850,"taxableLand":148650,"taxableImprovement":346850,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1080000,"taxable":598910,"land":313200,"improvement":766800,"taxableLand":313200,"taxableImprovement":285710,"exemptLand":0,"exemptImprovement":481090},{"y":2022,"v":1080000,"taxable":598910,"land":313200,"improvement":766800,"taxableLand":313200,"taxableImprovement":285710,"exemptLand":0,"exemptImprovement":481090},{"y":2023,"v":1043700,"taxable":519846,"land":208740,"improvement":834960,"taxableLand":208740,"taxableImprovement":311106,"exemptLand":0,"exemptImprovement":523854},{"y":2024,"v":1043700,"taxable":519846,"land":208740,"improvement":834960,"taxableLand":208740,"taxableImprovement":311106,"exemptLand":0,"exemptImprovement":523854},{"y":2025,"v":1231100,"taxable":613186,"land":246220,"improvement":984880,"taxableLand":246220,"taxableImprovement":366966,"exemptLand":0,"exemptImprovement":617914},{"y":2026,"v":1231100,"taxable":613186,"land":246220,"improvement":984880,"taxableLand":246220,"taxableImprovement":366966,"exemptLand":0,"exemptImprovement":617914},{"y":2027,"v":1228100,"taxable":611692,"land":245620,"improvement":982480,"taxableLand":245620,"taxableImprovement":366072,"exemptLand":0,"exemptImprovement":616408}],"taxNow":8583,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"403660","date":"2012-05-18","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"REPLACEMENT OF ROOF DECK AND RAIL AT FIRST FLOOR FLAT ROOF ACCESSORY TO A SINGLE FAMILY DWELLING. PREVIOUS ZONING APPROVAL A/P#245712."},{"number":"402470","date":"2012-05-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-07-25","scope":"REPLACEMENT OF ROOF DECK AND RAIL AT FIRST FLOOR FLAT ROOF ACCESSORY TO A SINGLE FAMILY DWELLING. PREVIOUS ZONING APPROVAL A/P#245712."},{"number":"903265","date":"2018-08-17","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-14","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"907987","date":"2018-10-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-10-11","scope":"FOR THE ERECTION OF A TWO (2) STORY ADDITION ON ONE (1) STORY PORTION AND A THIRD STORY ADDITION ON TWO (2) STORY PORTION OF AN EXISTING STRUCTURE WITH A ROOF DECK ACCEESSED VIA A SPIRAL STAIRCASE ON THE SECOND FLOOR REAR OF AN EXISTING SINGLE FAMILY DWELLING, SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"913067","date":"2018-11-27","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-07-31","scope":"INTERIOR ALTERATIONS TO EXISTING 2-STORY SINGLE FAMILY RESIDENCE. CONSTRUCTION OF PARTIAL 2ND FLOOR AND 3RD FLOOR ADDITIONS, ROOF DECK ABOVE 3RD FLOOR WITH SPIRAL STAIR ACCESS."},{"number":"941949","date":"2019-01-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-22","scope":"INSTALL 200AMP SERVICE COMPLETE WITH GROUND WIRE THROUGHOUT OUTLETS SWITCHES LIGHTS GFCI SMOKE DETECTORS AS PER NEC 2008"},{"number":"942885","date":"2019-01-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-14","scope":"4 TOILETS, 4 LAVS, 3 BATHTUBS, 1 KIT SINK, 1 LAUNDRY WATER BOX, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"947471","date":"2019-02-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-14","scope":"INSTALL A NEW FURNACE IN THE BASEMENT 48K BTU AN DA NEW FURNACE ON THE SECOND FLOOR 54K BTU"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Zoning"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"Addition"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 118% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $495,500 to $1,080,000","no permit shown in 2020-2022"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"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/"}],"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"}]}