{"asOf":"2026-07-24T01:21:01.144Z","block":"400-499 E WISTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-e-wister-st","address":"405 E WISTER ST","parcelNumber":"121057600","source":"https://property.phila.gov/?p=121057600","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H40","buildingCodeNew":"36","buildingClass":"SEMI/DET 2.5 STY MASONRY","buildingClassNew":"TWIN OLD STYLE","useLabel":"House","owner":"MEAUX MORRISON MACONI","coOwner":"MEAUX VENDETTA L","marketValue":251300,"landAssessment":50260,"improvementAssessment":201040,"livableArea":2475,"yearBuilt":1920,"lastSale":{"price":84000,"date":"1994-07-07T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2025-047876","date":"2025-06-27","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-063219","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL SPECIAL PROJECTS","status":"IN VIOLATION","createdDate":"2025-06-25","completedDate":null,"violations":[{"number":"VI-2025-047876","date":"2025-06-27","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-063219","date":"2025-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-063219","date":"2026-04-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03471698785992,"lng":-75.16047764005575,"geom":{"type":"Polygon","coordinates":[[[-75.160223837,40.034643383],[-75.160323549,40.034545378],[-75.160731444,40.034790594],[-75.160631733,40.034888597],[-75.160223837,40.034643383]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":6571,"zoning":"RSA2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"405 E WISTER ST, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"NEED MORE TIME\n\nSee attached","status":"Closed","outcome":"Withdrawn","date":"2026-04-01","number":"HA-2025-002906","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":144100,"taxable":114100,"land":47971,"improvement":96129,"taxableLand":47971,"taxableImprovement":66129,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":144100,"taxable":114100,"land":21615,"improvement":122485,"taxableLand":21615,"taxableImprovement":92485,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":144100,"taxable":114100,"land":21615,"improvement":122485,"taxableLand":21615,"taxableImprovement":92485,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":122800,"taxable":82800,"land":18420,"improvement":104380,"taxableLand":18420,"taxableImprovement":64380,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":117600,"taxable":72600,"land":17640,"improvement":99960,"taxableLand":17640,"taxableImprovement":54960,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":117600,"taxable":72600,"land":17640,"improvement":99960,"taxableLand":17640,"taxableImprovement":54960,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":117600,"taxable":72600,"land":17640,"improvement":99960,"taxableLand":17640,"taxableImprovement":54960,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":187200,"taxable":107200,"land":37440,"improvement":149760,"taxableLand":37440,"taxableImprovement":69760,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":187200,"taxable":107200,"land":37440,"improvement":149760,"taxableLand":37440,"taxableImprovement":69760,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":253800,"taxable":153800,"land":50760,"improvement":203040,"taxableLand":50760,"taxableImprovement":103040,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":253800,"taxable":153800,"land":50760,"improvement":203040,"taxableLand":50760,"taxableImprovement":103040,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":251300,"taxable":151300,"land":50260,"improvement":201040,"taxableLand":50260,"taxableImprovement":101040,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2153,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"541412","date":"2014-06-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2014-06-10","scope":"INTERIOR ALTERATIONS TO INCLUDE REMOVAL OF EXISTING GYPSUM IN KITCHEN. INSTALL NEW FRAMING, NEW INSULATION AND NEW GYPSUM IN THE KITCHEN. APPLY STUCCO TO APPROX 50 SQ FEET TO THE EXTERIOR WALL. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. ALL NECESSARY MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION PERMITS TO BE OBTAINED, AS NECESSARY."},{"number":"555789","date":"2014-08-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-02-12","scope":"MOVE KITCHEN SINK (SFD)"},{"number":"GM-2020-009713","date":"2020-11-11","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-06-09","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2025-003723","date":"2025-04-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-29","scope":"**********Fish Only************* 200 AMP SERVICE 4 CIRCUITS 4 RECEPTACLES 3 SWITCH AND LIGHTS SMOKES"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 59% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $117,600 to $187,200","no permit shown in 2022-2024"],"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 history also contains “NEW 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 541412 (EXPIRED), GM-2020-009713 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"1 violation row are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 1, 2026.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}