{"asOf":"2026-07-25T09:14:55.500Z","block":"1200-1299 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-w-girard-ave","address":"1232 W GIRARD AVE","parcelNumber":"141432300","source":"https://property.phila.gov/?p=141432300","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"POENG THAI I","coOwner":"POENG ENNIE","marketValue":195100,"landAssessment":195100,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":45000,"date":"2010-08-25T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97082268099328,"lng":-75.15682270268569,"geom":{"type":"Polygon","coordinates":[[[-75.156818303,39.9706828],[-75.156879111,39.970690251],[-75.156827692,39.970962064],[-75.156765958,39.97095414],[-75.156818303,39.9706828]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1700,"zoning":"CMX4","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1234 W GIRARD AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":23300,"taxable":23300,"land":23300,"improvement":0,"taxableLand":23300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":23300,"taxable":23300,"land":23300,"improvement":0,"taxableLand":23300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":23300,"taxable":23300,"land":23300,"improvement":0,"taxableLand":23300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":23300,"taxable":23300,"land":23300,"improvement":0,"taxableLand":23300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":23300,"taxable":23300,"land":23300,"improvement":0,"taxableLand":23300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":23300,"taxable":23300,"land":23300,"improvement":0,"taxableLand":23300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":23300,"taxable":23300,"land":23300,"improvement":0,"taxableLand":23300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":23300,"taxable":23300,"land":23300,"improvement":0,"taxableLand":23300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":23300,"taxable":23300,"land":23300,"improvement":0,"taxableLand":23300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":305000,"taxable":305000,"land":305000,"improvement":0,"taxableLand":305000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":305000,"taxable":305000,"land":305000,"improvement":0,"taxableLand":305000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":195100,"taxable":195100,"land":195100,"improvement":0,"taxableLand":195100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":4269,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"554895","date":"2015-02-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-02-27","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. FOR THE CREATION OF TWO (2) OPEN-AIR, OFF-STREET PARKING SPACES ACCESSORY TO A VACANT COMMERCIAL SPACE ON CELLAR AND FIRST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND A TWO-FAMILY DWELLING ON THE SECOND AND THIRD FLOORS.+"},{"number":"678983","date":"2016-08-26","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":"2019-01-31","scope":"FOR THE ERECTION OF A THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT, MIXED-USE TWO (2) FAMILY DWELLING W. VACANT 1ST FLOOR SPACE OF REINFORCED CONCRETE FOUNDATION (INCLUDING UNDERPINNING), ENGINEERED OPEN WEB WOOD JOIST TRUSS & STRUCTURAL STEEL FRAMING, WOOD FRAME BRACED WALL PANEL & LOW-SLOPE ROOF CONSTRUCTION BUILDING; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SITE TO BE EXCAVATED AT AREAS ADJACENT TO EXISTING STRUCTURE(S) NOT WITHIN THE SCOPE OF THIS PERMIT. PERMIT HOLDER TO NOTIFY OWNER(S) OF ADJOINING PROPERTY(IES) NO LESS THAN TEN (10) DAYS PRIOR TO COMMENCEMENT OF PERMITTED WORK. SEPARATE PERMIT REQ'D FOR BSMT. & 1ST FLR FIT-OUT & ANY MECH., ELEC., PLUMB. & FIRESUPP WORK."},{"number":"745203","date":"2017-03-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":"2018-10-22","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A THREE-STORY MIXED-USE BUILDING IN ACCORDANCE WITH NFPA 13 STANDARDS. SYSTEM TO BE EQUIPPED WITH A BACKFLOW PREVENTION ASSEMBLY AND IS SERVICED VIA A 2\" FIRE SERVICE MAIN LINE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"sale","p":45000},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Addition"},{"y":2017,"k":"permit","w":"Suppression"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1209% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $23,300 to $305,000","no permit shown in 2024-2026"],"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 #554895: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 678983 (EXPIRED), 745203 (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":"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/"}],"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/"}]}