{"asOf":"2026-07-25T21:32:07.885Z","block":"700-799 N 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-n-23rd-st","address":"704 N 23RD ST","parcelNumber":"151000078","source":"https://property.phila.gov/?p=151000078","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"22","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"GIANNASCOLI ENTERPRISES L","coOwner":null,"marketValue":1041900,"landAssessment":208380,"improvementAssessment":833520,"livableArea":4560,"yearBuilt":1920,"lastSale":{"price":325000,"date":"2015-12-18T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96786244244568,"lng":-75.175500773503,"geom":{"type":"Polygon","coordinates":[[[-75.175366189,39.967866537],[-75.17537474,39.967825889],[-75.175635357,39.967858348],[-75.175626806,39.967898996],[-75.175366189,39.967866537]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-020939","type":"Sprinkler Certification","inspectionDate":"2024-06-21","result":"Certified","expirationDate":"2025-06-21","buildingId":"1066972"},{"number":"BC-2025-020326","type":"Sprinkler Certification","inspectionDate":"2025-06-25","result":"Certified","expirationDate":"2026-06-25","buildingId":"1066972"},{"number":"BC-2025-020334","type":"Sprinkler Certification","inspectionDate":"2025-06-25","result":"Certified","expirationDate":"2026-06-25","buildingId":"1066972"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":6,"baths":null,"stories":3,"lotArea":1110,"zoning":"CMX2","grade":null,"basement":null,"heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"704 N 23RD ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ELIMINATION OF COMMERCIAL SPACE ON THE FIRST FLOOR, FOR THE CREATION OF ONE DWELLING UNIT ON FIRST FLOOR IN AN EXISTING STRUCTURE WITH TWO(2) PREVIOUSLY APPROVED DWELLING UNITS ABOVE.","status":"Completed","outcome":"Dismissed","date":"2021-06-18","number":"ZP-2020-001510","relatedPermit":"ZP-2020-001510"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":620000,"taxable":620000,"land":124000,"improvement":496000,"taxableLand":124000,"taxableImprovement":496000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":733100,"taxable":733100,"land":146620,"improvement":586480,"taxableLand":146620,"taxableImprovement":586480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":733100,"taxable":733100,"land":146620,"improvement":586480,"taxableLand":146620,"taxableImprovement":586480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1041900,"taxable":1041900,"land":208380,"improvement":833520,"taxableLand":208380,"taxableImprovement":833520,"exemptLand":0,"exemptImprovement":0}],"taxNow":10262,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-000220","date":"2022-08-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":"2022-09-01","scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2022-013982","date":"2023-02-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Improved","storyDelta":0.12,"timeline":[{"y":2014,"k":"sale","p":290000},{"y":2015,"k":"sale","p":325000},{"y":2021,"k":"appeal","w":"Appeal dismissed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"745707","type":"Rental","status":"Expired","businessName":"Giannascoli Enterprises LLC","legalName":"Giannascoli Enterprises LLC","address":"704 N 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2017-07-15","latestIssueDate":"2025-10-14","expirationDate":"2026-07-14","inactiveDate":null},{"number":"916212","type":"Limited Lodging Operator","status":"Inactive","businessName":"Giannascoli Enterprises LLC","legalName":"Giannascoli Enterprises LLC","address":"704 N 23RD ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-02-08","latestIssueDate":"2024-01-23","expirationDate":"2025-02-07","inactiveDate":"2025-04-08"}],"licenseActivity":[{"number":"916212","type":"Limited Lodging Operator","businessName":"Giannascoli Enterprises LLC","legalName":"Giannascoli Enterprises LLC","issuedDate":"2023-02-08","latestIssueDate":"2024-01-23","closureDate":"2025-04-08","expirationDate":"2025-02-07","inactiveDate":"2025-04-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"745707","type":"Rental","businessName":"Giannascoli Enterprises LLC","legalName":"Giannascoli Enterprises LLC","issuedDate":"2017-07-15","latestIssueDate":"2025-10-14","closureDate":"2026-07-14","expirationDate":"2026-07-14","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 42% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $733,100 to $1,041,900","no permit shown in 2026-2028"],"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":"Appeal #ZP-2020-001510: Completed · Dismissed; related permit ZP-2020-001510.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 25, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #916212: Inactive since Apr 8, 2025","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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/"}]}