{"asOf":"2026-07-31T20:29:19.963Z","block":"1100-1199 BRANDYWINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-brandywine-st","address":"1133 BRANDYWINE ST","parcelNumber":"141242720","source":"https://property.phila.gov/?p=141242720","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P50","buildingCodeNew":"25","buildingClass":"ROW W/GAR 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"ZHENG LIN ZHU","coOwner":"XIAO JI GAN","marketValue":501400,"landAssessment":100200,"improvementAssessment":401200,"livableArea":1750,"yearBuilt":2014,"lastSale":{"price":585000,"date":"2019-09-30T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96256357044527,"lng":-75.15725123603065,"geom":{"type":"Polygon","coordinates":[[[-75.157209134,39.962630025],[-75.157233431,39.962490909],[-75.157293325,39.962497463],[-75.157269142,39.96263594],[-75.157209134,39.962630025]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":3,"baths":2,"stories":2,"lotArea":848,"zoning":"RSA5","grade":"C","basement":"E","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":1,"homestead":false,"mail":"1010 ARTESTA DRIVE, MARRERO LA, 70072","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":500000,"taxable":32300,"land":32300,"improvement":467700,"taxableLand":32300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":467700},{"y":2017,"v":500000,"taxable":80750,"land":80750,"improvement":419250,"taxableLand":80750,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":419250},{"y":2018,"v":500000,"taxable":80750,"land":80750,"improvement":419250,"taxableLand":80750,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":419250},{"y":2019,"v":344700,"taxable":55600,"land":55600,"improvement":289100,"taxableLand":55600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":289100},{"y":2020,"v":356200,"taxable":57455,"land":57455,"improvement":298745,"taxableLand":57455,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":298745},{"y":2021,"v":356200,"taxable":57455,"land":57455,"improvement":298745,"taxableLand":57455,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":298745},{"y":2022,"v":356200,"taxable":57455,"land":57455,"improvement":298745,"taxableLand":57455,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":298745},{"y":2023,"v":537200,"taxable":107400,"land":107400,"improvement":429800,"taxableLand":107400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":429800},{"y":2024,"v":537200,"taxable":286483,"land":107400,"improvement":429800,"taxableLand":107400,"taxableImprovement":179083,"exemptLand":0,"exemptImprovement":250717},{"y":2025,"v":649000,"taxable":649000,"land":129800,"improvement":519200,"taxableLand":129800,"taxableImprovement":519200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":649000,"taxable":649000,"land":129800,"improvement":519200,"taxableLand":129800,"taxableImprovement":519200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":501400,"taxable":501400,"land":100200,"improvement":401200,"taxableLand":100200,"taxableImprovement":401200,"exemptLand":0,"exemptImprovement":0}],"taxNow":9085,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"424496","date":"2012-10-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-10-09","scope":"FOR THE NEW CONSTRUCTION OF (6) SFD ATTACHED STRUCTURES EACH 3 STORY WITH ROOFTOP DECKS, FULL CELLARS AND (1) INTERIOR GARAGE (OFF STREET PARKING)."},{"number":"435118","date":"2012-12-12","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2014-04-30","scope":"FOR THE ERECTION OF A 3 STORY WOOD FRAMED SFD WITH FLAT ROOF AND FULL CELLAR. SEE A/P 435115 FOR PLANS"},{"number":"461149","date":"2013-03-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-08-03","scope":"ADMINISTRATIVE PERMIT TO CHANGE CONTRACTOR OF RECORD ON NEW CONSTRUCTION PERMIT #435118 TO CALLAHAN & WARD PROPERTIES LLC."},{"number":"509199","date":"2013-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-18","scope":"INSTALLING 3 LAVS,3 TUBS,3 TOILETS,1 KITCHEN SINK,1 WASHER,1 WATER HEATER,HOUSE TRAP,HOUSE DRAIN,FRESH AIR INLET,AREA DRAIN/RAIN CONDUCTOR PA20133310075 (SFD)"},{"number":"506682","date":"2013-12-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-04-30","scope":"TO AMEND PERMIT 435118 TO REFLECT CHANGES ON PLANS. SEE AP 506680 FOR PLANS"},{"number":"509710","date":"2014-01-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-04-30","scope":"FOR INSTALLATION OF A NEW NFPA 13D FIRE SUPPRESSION SYSTEM WITH 1 1/2 INCH COMBINE SERVICE LINE AS PER PLANS"},{"number":"520238","date":"2014-02-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-08","scope":"INSTALL 200A MAIN SERVICE, 32- CIRCUIT MP PANEL. INSTALL PHONE AND CABLE WIRING; INSTALL WIRING THROUGHOUT. ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING ......BUILDING PERMIT #405327"},{"number":"522445","date":"2014-03-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-30","scope":"INSTALL FURNACE WITH DUCTWORK"},{"number":"524596","date":"2014-03-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-30","scope":"INSTALL 1 1/2 WATER SERVICE COMBO (SFD) PA20140730210"}],"storyTag":"New construction","storyDelta":0.11,"timeline":[{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"New construction"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"land","p":675000},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"sale","p":525000},{"y":2019,"k":"sale","p":585000}],"rented":true,"licenses":[{"number":"939182","type":"Rental","status":"Active","businessName":"JIGNAN XIAO","legalName":"JIGNAN XIAO","address":"1133 BRANDYWINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-12-02","latestIssueDate":"2026-06-26","expirationDate":"2026-12-01","inactiveDate":null}],"licenseActivity":[{"number":"939182","type":"Rental","businessName":"JIGNAN XIAO","legalName":"JIGNAN XIAO","issuedDate":"2023-12-02","latestIssueDate":"2026-06-26","closureDate":null,"expirationDate":"2026-12-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 51% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $356,200 to $537,200","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":"Use permit #424496: COMPLETED.","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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1010 ARTESTA DRIVE, MARRERO LA, 70072).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"}],"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"}]}