{"asOf":"2026-07-25T22:05:45.180Z","block":"1400-1499 PARRISH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-parrish-st","address":"1434 PARRISH ST","parcelNumber":"152271015","source":"https://property.phila.gov/?p=152271015","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RA","buildingCodeNew":null,"buildingClass":"PKG LOT NON COMMERCIAL","buildingClassNew":null,"useLabel":"Vacant lot","owner":"RUBIN REALTY LLC","coOwner":null,"marketValue":246300,"landAssessment":246300,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1100000,"date":"2020-01-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"5144456","date":"2019-07-02","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5144457","date":"2019-07-02","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5198161","date":"2019-09-27","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"693944","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-07-03","completedDate":"2019-09-26","violations":[{"number":"5144456","date":"2019-07-02","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5144457","date":"2019-07-02","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"709241","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2019-09-30","completedDate":null,"violations":[{"number":"5198161","date":"2019-09-27","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":3,"worst":null}],"investigations":[{"caseNumber":"693944","date":"2019-07-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"693944","date":"2019-08-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"693944","date":"2019-09-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"709241","date":"2019-09-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"709241","date":"2019-11-14","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2019,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96901291929804,"lng":-75.16132168274005,"geom":{"type":"Polygon","coordinates":[[[-75.161252081,39.969073798],[-75.161281507,39.96893842],[-75.161391282,39.968952041],[-75.161361861,39.969087416],[-75.161252081,39.969073798]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1559,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1434 PARRISH ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":190100,"taxable":190100,"land":190100,"improvement":0,"taxableLand":190100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":190100,"taxable":190100,"land":190100,"improvement":0,"taxableLand":190100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":190100,"taxable":190100,"land":190100,"improvement":0,"taxableLand":190100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":546100,"taxable":546100,"land":546100,"improvement":0,"taxableLand":546100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":546100,"taxable":546100,"land":546100,"improvement":0,"taxableLand":546100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":246300,"taxable":246300,"land":246300,"improvement":0,"taxableLand":246300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":246300,"taxable":246300,"land":246300,"improvement":0,"taxableLand":246300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":246300,"taxable":246300,"land":246300,"improvement":0,"taxableLand":246300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3448,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"795191","date":"2017-06-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-06-28","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ABOVE ACCESSED BY A PILOT HOUSE, FOR USE AS FOUR(4) DWELLING UNITS"},{"number":"1045849","date":"2020-07-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-28","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"CP-2020-000384","date":"2021-03-26","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-28","scope":"FOR THE ERECTION OF AN ATTACHED LIGHT-FRAMED STRUCTURE TO INCLUDE ACCESS PILOT HOUSE, ROOF DECK, EGRESS WINDOW WELL, RATED EXTERIOR WALL ASSEMBLIES, RATED FLOOR-CEILING ASSEMBLIES, RATED SHAFT ENCLOSURE ASSEMBLIES, RATED OPENING PROTECTIVES, AND INSULATION INSTALLATION. (IBC 2018) **SEPARATE PERMITS TO BE REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION SYSTEM INSTALLATIONS.**"},{"number":"FP-2023-002757","date":"2023-11-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-01-26","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2024-003569","date":"2024-04-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 100 amp temporary service"},{"number":"EP-2024-003473","date":"2024-05-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-22","scope":"Install 400 amp service, wiring throughout, install light fixtures, outlets, switches, 110v interconnected smoke alarms,, grounding system, emergency lights, exit signs fire alarm system .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2024-002336","date":"2024-06-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-26","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-011200","date":"2024-09-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-26","scope":"Installation of a 1-1/2\" Domestic Water Line Installation of a 6\" Combined San/Storm Sewer Line, 1 Building Drain, 1 FAI, 1 Curb Trap."},{"number":"PP-2024-011203","date":"2024-10-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-26","scope":"Installation of plumbing fixtures with piping; 10 Water Closets, 10 Lavatories, 10 Shower/Tubs, 4 KS, 4 Laundry Sink, 4EWH, 2 Hose Bibbs, 1 Sump Pump, 2 Ejector Pumps, 2 area drains, 4 floor drains INSTALLED PER 2018 PPC AND APPROVED PLANS 53 FIXTURES"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2020,"k":"sale","p":1100000},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"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"}],"rented":false,"licenses":[{"number":"823088","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MRB INVESTMENT LLC","legalName":"MRB INVESTMENT LLC ","address":"1434 PARRISH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-09-06","latestIssueDate":"2019-09-06","expirationDate":"2020-09-05","inactiveDate":"2020-11-04"}],"licenseActivity":[{"number":"823088","type":"Vacant Residential Property / Lot","businessName":"MRB INVESTMENT LLC","legalName":"MRB INVESTMENT LLC ","issuedDate":"2019-09-06","latestIssueDate":"2019-09-06","closureDate":"2020-11-04","expirationDate":"2020-09-05","inactiveDate":"2020-11-04","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["6 permit events 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":"Use permit #795191: COMPLETED. The history also contains “PERM Z- NEW USE.”","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: EP-2024-003569 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 14, 2019.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #823088: Inactive since Nov 4, 2020","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}