{"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":"761 N 23RD ST","parcelNumber":"151164000","source":"https://property.phila.gov/?p=151164000","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"LOONSTYN JOSEPH JR","coOwner":null,"marketValue":668100,"landAssessment":133620,"improvementAssessment":534480,"livableArea":1800,"yearBuilt":1920,"lastSale":{"price":325000,"date":"2022-04-29T04:00:00Z"},"openViolations":1,"violations":[{"number":"211974570","date":"2019-10-25","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"713281","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2019-10-28","completedDate":null,"violations":[{"number":"211974570","date":"2019-10-25","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"713281","date":"2019-10-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"713281","date":"2019-12-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"713281","date":"2020-02-05","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2019,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968988737730164,"lng":-75.17483795228122,"geom":{"type":"Polygon","coordinates":[[[-75.174746441,39.968999422],[-75.174755971,39.968956951],[-75.174928847,39.968977595],[-75.174919602,39.969020831],[-75.174746441,39.968999422]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":3,"baths":1,"stories":3,"lotArea":800,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"136 CHINABERRY DRIVE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":0.76,"principal":0.63,"interest":0,"penalty":0.01}],"taxNet":0.76,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":304400,"taxable":304400,"land":43520,"improvement":260880,"taxableLand":43520,"taxableImprovement":260880,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":304400,"taxable":304400,"land":91320,"improvement":213080,"taxableLand":91320,"taxableImprovement":213080,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":304400,"taxable":304400,"land":91320,"improvement":213080,"taxableLand":91320,"taxableImprovement":213080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":295500,"taxable":295500,"land":88650,"improvement":206850,"taxableLand":88650,"taxableImprovement":206850,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":305300,"taxable":305300,"land":91590,"improvement":213710,"taxableLand":91590,"taxableImprovement":213710,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":305300,"taxable":305300,"land":91590,"improvement":213710,"taxableLand":91590,"taxableImprovement":213710,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":305300,"taxable":305300,"land":91590,"improvement":213710,"taxableLand":91590,"taxableImprovement":213710,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":340500,"taxable":340500,"land":68100,"improvement":272400,"taxableLand":68100,"taxableImprovement":272400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":340500,"taxable":340500,"land":68100,"improvement":272400,"taxableLand":68100,"taxableImprovement":272400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":623400,"taxable":303188,"land":124600,"improvement":498800,"taxableLand":124600,"taxableImprovement":178588,"exemptLand":0,"exemptImprovement":320212},{"y":2026,"v":623400,"taxable":303188,"land":124600,"improvement":498800,"taxableLand":124600,"taxableImprovement":178588,"exemptLand":0,"exemptImprovement":320212},{"y":2027,"v":668100,"taxable":324983,"land":133620,"improvement":534480,"taxableLand":133620,"taxableImprovement":191363,"exemptLand":0,"exemptImprovement":343117}],"taxNow":4244,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"622038","date":"2015-07-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL MITSUBISHI CENTRAL A/C DUCTLESS SYSTEM.4-INTERIOR WALL UNITS 1 OUTDOOR CONDENSOR 36,000 BTU."},{"number":"ZP-2021-007902","date":"2021-07-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-03-15","scope":"FOR THE ERECTION OF AN ADDITION ON AN EXISTING ATTACHED STRUCTURE TO INCLUDE ROOF DECK AND ACCESS PILOT HOUSE. SIZE AND LOCATION AS PER PLANS."},{"number":"RP-2021-010315","date":"2021-07-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-03-15","scope":"FOR THE CONSTRUCTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE TO INCLUDE ALTERATIONS / REMODELING THROUGHOUT. FOR A SINGLE-FAMILY HOUSEHOLD LIVING. AS PER PLANS. *************************NO UNDERPINNING ON THIS APPLICATION. SEPARATE PERMITS ARE REQUIRED FOR PLUMBING, MECH. OR ELECTRICAL WORK.*********************************************************************************************"},{"number":"PP-2021-019081","date":"2021-10-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-10","scope":"3/4 WDP repair"},{"number":"MP-2021-007055","date":"2021-10-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-10","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install all new HVAC, new heater, new air conditioners. Installing 16 vents and register covers. Install new ductwork. 2 AC Condenser Units to be installed in the backyard. (2) 1.5-ton condensers (2) 40,000 BTU heaters"},{"number":"EP-2021-013331","date":"2021-11-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-22","scope":"Install a 200 AMP electrical service. Wire throughout an existing single family dwelling: switches, lights, receptacles, TV's, phones, and interconnected smoke/CO detectors as per 2014 NEC."},{"number":"PP-2021-018603","date":"2021-12-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-01-30","scope":"Running new PEX and PVC for 2 Showers, 3 Water Closets, 5 lavs, 1 Kitchen Sink, 1 Water Heater, 1 Laundry, 1 Hose bibb PPC 2018"}],"storyTag":"New construction","storyDelta":0,"timeline":[{"y":2015,"k":"permit","w":"Mechanical"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"sale","p":325000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"sale","p":325000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 83% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $340,500 to $623,400","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 622038 (EXPIRED), PP-2021-018603 (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 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was CLOSED on Feb 5, 2020.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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"}]}