{"asOf":"2026-07-25T21:04:42.132Z","block":"400-499 W QUEEN LN","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-w-queen-ln","address":"442 W QUEEN LN","parcelNumber":"123000002","source":"https://property.phila.gov/?p=123000002","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"34","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"TWIN COLONIAL","useLabel":"Multi-family","owner":"ROSMAND PROPERTIES LLC","coOwner":null,"marketValue":64500,"landAssessment":64500,"improvementAssessment":0,"livableArea":2496,"yearBuilt":2025,"lastSale":{"price":1,"date":"2022-09-12T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02422678409732,"lng":-75.17608614430796,"geom":{"type":"Polygon","coordinates":[[[-75.175902691,40.024154343],[-75.175953961,40.024105005],[-75.176269083,40.024299008],[-75.17621932,40.024348961],[-75.175902691,40.024154343]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":7,"baths":null,"stories":3,"lotArea":2606,"zoning":"RTA1","grade":null,"basement":"1","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"5015 KNOX STREET, PHILADELPHIA PA","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A DETACHED STRUCTURE WITH BALCONIES AND EXTERIOR STAIRS. FOR USE AS SIX (6) DWELLING UNITS AND FOUR (4) OPEN AIR PARKING SPACES. SIZE AND LOCATION AS SHOWN IN APPLICATION AND PLAN.","status":"Completed","outcome":"Denied","date":"2020-12-29","number":"1050881","relatedPermit":"1050881"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS (LOT #1 AND #2) FROM ONE (1) EXISTING ZONING LOT (440 W. QUEEN LN).  SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS.","status":"Completed","outcome":"Granted","date":"2022-04-06","number":"ZP-2021-009085","relatedPermit":"ZP-2021-009085"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. FOR USE AS A TWO-FAMILY HOUSEHOLD LIVING.","status":"Completed","outcome":"Granted with conditions","date":"2023-08-15","number":"ZP-2022-012463","relatedPermit":"ZP-2022-012463"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":13000,"taxable":13000,"land":13000,"improvement":0,"taxableLand":13000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":13000,"taxable":13000,"land":13000,"improvement":0,"taxableLand":13000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":64500,"taxable":64500,"land":64500,"improvement":0,"taxableLand":64500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":64500,"taxable":64500,"land":64500,"improvement":0,"taxableLand":64500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":64500,"taxable":64500,"land":64500,"improvement":0,"taxableLand":64500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":903,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-009085","date":"2022-03-09","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS (LOT \"1\" AND \"2\") FROM ONE EXISTING ZONING LOT (440 W. QUEEN LANE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"ZP-2022-012463","date":"2023-07-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-08","scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"RP-2023-013099","date":"2024-08-20","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-10-08","scope":"FOR THE CONSTRUCTION OF A SEMI-DETACHED THREE (3) STORY STRUCTURE FOR USE AS TWO-FAMLY (2) HOUSEHOLD LIVING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D THROUGHOUT. ALL WORK TO BE DONE AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2018 IBC. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN NINE (9) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.** BLOWER DOOR TESTING SHALL BE PERFORMED IN ACCORDANCE WITH ASTM E 779 OR ASTM E 1827 BY AN APPROVED THIRD PARTY AGENCY AMENDMENT APPROVED AS OF 1/24/25: TO UPDATE THE ENTRANCE STAIRS BASED ON FIELD CONDITIONS. SIZE AND LOCATION AS SHOWN ON THE AMENDED PLANS."},{"number":"PP-2024-011599","date":"2024-08-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-28","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-013099"},{"number":"MP-2024-003842","date":"2024-08-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-08","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-013099"},{"number":"PP-2024-011600","date":"2024-08-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-08","scope":"Plumbing Permit (Interior) for combo RP-2023-013099"},{"number":"PP-2024-011598","date":"2024-08-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-02","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-013099"},{"number":"SP-2024-000936","date":"2024-09-06","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-10-08","scope":"Site / Utility Permit for RP-2023-013099"},{"number":"FP-2024-001998","date":"2024-10-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-10-08","scope":"FOR THE INSTALLATION OF A ONE-INCH COMBINED FIRE/DOMESTIC WATER SERVICE AND FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13D."},{"number":"EP-2024-008162","date":"2024-12-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-29","scope":"Electrical Permit for combo RP-2023-013099"},{"number":"1050881","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2021-01-11","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Lot Line Relocation"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0991326","type":"Rental","status":"Active","businessName":"rosmand properties LLC","legalName":"rosmand properties LLC ","address":"442 W QUEEN LN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-10-16","latestIssueDate":"2025-10-16","expirationDate":"2026-10-15","inactiveDate":null}],"licenseActivity":[{"number":"0991326","type":"Rental","businessName":"rosmand properties LLC","legalName":"rosmand properties LLC ","issuedDate":"2025-10-16","latestIssueDate":"2025-10-16","closureDate":null,"expirationDate":"2026-10-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"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":["9 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1050881: Completed · Denied; related permit 1050881.","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: 1050881 (Refused).","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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"},{"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/"}],"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"}]}