{"asOf":"2026-07-25T03:08:42.687Z","block":"400-499 S LECOUNT ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-s-lecount-st","address":"417 S LECOUNT ST","parcelNumber":"081207810","source":"https://property.phila.gov/?p=081207810","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P50","buildingCodeNew":"23","buildingClass":"ROW W/GAR 3 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"AVRO REAL ESTATE HOLDINGS LLC","coOwner":null,"marketValue":845000,"landAssessment":169000,"improvementAssessment":676000,"livableArea":1578,"yearBuilt":1970,"lastSale":{"price":925000,"date":"2020-05-26T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94718842338098,"lng":-75.18319406881571,"geom":{"type":"Polygon","coordinates":[[[-75.183084504,39.947203406],[-75.183097608,39.947146458],[-75.183303465,39.947173583],[-75.18329221,39.947230363],[-75.183084504,39.947203406]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":2,"lotArea":1142,"zoning":"RSA5","grade":"C+","basement":"E","heater":null,"centralAir":true,"extCond":"3","intCond":"4","garage":1,"homestead":false,"mail":"210 S 25TH ST UNIT 1603, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":585400,"taxable":504000,"land":73456,"improvement":511944,"taxableLand":73456,"taxableImprovement":430544,"exemptLand":0,"exemptImprovement":81400},{"y":2017,"v":585400,"taxable":504000,"land":175620,"improvement":409780,"taxableLand":175620,"taxableImprovement":328380,"exemptLand":0,"exemptImprovement":81400},{"y":2018,"v":585400,"taxable":504000,"land":175620,"improvement":409780,"taxableLand":175620,"taxableImprovement":328380,"exemptLand":0,"exemptImprovement":81400},{"y":2019,"v":577500,"taxable":504000,"land":173200,"improvement":404300,"taxableLand":173200,"taxableImprovement":330800,"exemptLand":0,"exemptImprovement":73500},{"y":2020,"v":596700,"taxable":504000,"land":178958,"improvement":417742,"taxableLand":178958,"taxableImprovement":325042,"exemptLand":0,"exemptImprovement":92700},{"y":2021,"v":596700,"taxable":596700,"land":178958,"improvement":417742,"taxableLand":178958,"taxableImprovement":417742,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":596700,"taxable":596700,"land":178958,"improvement":417742,"taxableLand":178958,"taxableImprovement":417742,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":733400,"taxable":733400,"land":146680,"improvement":586720,"taxableLand":146680,"taxableImprovement":586720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":733400,"taxable":733400,"land":146680,"improvement":586720,"taxableLand":146680,"taxableImprovement":586720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":755000,"taxable":755000,"land":151000,"improvement":604000,"taxableLand":151000,"taxableImprovement":604000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":755000,"taxable":755000,"land":151000,"improvement":604000,"taxableLand":151000,"taxableImprovement":604000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":845000,"taxable":845000,"land":169000,"improvement":676000,"taxableLand":169000,"taxableImprovement":676000,"exemptLand":0,"exemptImprovement":0}],"taxNow":10568,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"EP-2024-005441","date":"2024-06-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-22","scope":"Electric: Replacement of existing kitchen electrical fixtures with partial wiring for kitchen area only, including outlets, lights, switches, fixtures, and smoke/co detectors as per 2017 nec. Kitchen is less than 400 sq ft."},{"number":"RP-2024-006158","date":"2024-06-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-08-13","scope":"EZ PERMIT STANDARDS 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. Separate permits are required for plumbing and electrical work and the installation of heating/cooling appliances. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB.NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. We applied for EZ PERMIT STANDARDS BATHROOM AND KITCHEN ALTERATIONS (Application #PP-2024-007926) which covers all the work apart from electrical, but they won't give us an electrical permit without a \"building\" permit. Application #PP-2024-007926 Interior alterations to existing kitchen area in 3-story single-family building, which shall comply with the EZ PERMIT STANDARDS BATHROOM AND KITCHEN ALTERATIONS, work is limited to the existing kitchen area only. Scope of work to include, all of which is allowed via EZ PERMIT STANDARDS BATHROOM AND KITCHEN ALTERATIONS: Installation of plumbing fixtures with new branch piping as needed. Installation/alteration of ductwork and extension/alteration of fuel gas piping as needed. Replacement of plaster or gypsum board on walls or ceilings as needed. Replacement backsplash tiles to be installed. Existing flooring in kitchen area only to be replaced, with replacement of existing subflooring as needed. Reinforcement and/or leveling of existing sections of kitchen floor that may be bowed, sagging or otherwise out of level. No structural work shall be performed under this permit. All work shall comply with the Philadelphia Plumbing and Residential Codes. Separate permit shall be acquired for electrical work. FIXTURE INSTALLATION - Installation of plumbing fixtures with new branch"},{"number":"PP-2024-007926","date":"2024-06-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-13","scope":"Interior alterations to existing kitchen area in 3-story single-family building, work is limited to the existing kitchen area only. FIXTURE INSTALLATION - Installation of plumbing fixture with new branch piping. TYPES OF FIXTURES: 1-KITCHEN SINK."},{"number":"MP-2024-002711","date":"2024-06-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-13","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. Relocation of ductwork and installation of 6\" vent ( Kitchen Area Only )"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2020,"k":"sale","p":925000},{"y":2020,"k":"sale","p":925000},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"934448","type":"Rental","status":"Active","businessName":"AVRO Real Estate Holdings, LLC","legalName":"AVRO Real Estate Holdings, LLC","address":"417 S LECOUNT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-09-29","latestIssueDate":"2025-08-27","expirationDate":"2026-09-28","inactiveDate":null}],"licenseActivity":[{"number":"934448","type":"Rental","businessName":"AVRO Real Estate Holdings, LLC","legalName":"AVRO Real Estate Holdings, LLC","issuedDate":"2023-09-29","latestIssueDate":"2025-08-27","closureDate":null,"expirationDate":"2026-09-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1970 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"}],"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"}]}