{"asOf":"2026-07-29T07:12:44.184Z","block":"5700-5799 E WISTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/5700-5799-e-wister-st","address":"5777 E WISTER ST","parcelNumber":"172529200","source":"https://property.phila.gov/?p=172529200","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"QUEST TRUST COMPANY FBO ANGELO AAMS IRA ","coOwner":null,"marketValue":175900,"landAssessment":35180,"improvementAssessment":140720,"livableArea":1500,"yearBuilt":1915,"lastSale":{"price":40000,"date":"2020-07-01T04:00:00Z"},"openViolations":2,"violations":[{"number":"4795524","date":"2018-08-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2021-023470","date":"2021-04-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-08-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-023469","date":"2021-04-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-08-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-023471","date":"2021-04-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-08-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-033099","date":"2021-05-27","code":"A-301.1/46","title":"HVAC SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-033100","date":"2021-05-27","code":"A-301.1/71","title":"PERMB- CREATE WALL BREACH","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-081808","date":"2024-09-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-12-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"647933","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-08-03","completedDate":"2018-11-27","violations":[{"number":"4795524","date":"2018-08-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-030938","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-21","completedDate":"2021-08-03","violations":[{"number":"VI-2021-023470","date":"2021-04-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-08-02","resolution":"COMPLIED - 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BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2018,"n":1,"worst":null},{"y":2021,"n":5,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"647933","date":"2018-08-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"647933","date":"2018-08-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"647933","date":"2018-11-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-030938","date":"2021-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-031143","date":"2021-04-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-031143","date":"2021-05-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-031143","date":"2021-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-030938","date":"2021-08-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-031143","date":"2021-08-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-031143","date":"2022-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-031143","date":"2022-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-031143","date":"2022-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-031143","date":"2022-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-106475","date":"2024-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-106475","date":"2024-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-106475","date":"2024-12-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2021,"fails":5,"passes":1},{"y":2022,"fails":4,"passes":0},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04321883656675,"lng":-75.15805527064884,"geom":{"type":"Polygon","coordinates":[[[-75.157904223,40.043236774],[-75.157905552,40.0431932],[-75.158205927,40.043200509],[-75.158203541,40.043244866],[-75.157904223,40.043236774]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":4,"baths":null,"stories":3,"lotArea":1333,"zoning":"RSA5","grade":"C","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"17171 PARK ROW 100, HOUSTON TX, 77084","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) For a three family ( multi-family) household living in an existing structure","status":"Completed","outcome":"Granted with conditions","date":"2023-04-18","number":"ZP-2022-010719","relatedPermit":"ZP-2022-010719"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":118000,"taxable":88000,"land":8533,"improvement":109467,"taxableLand":8533,"taxableImprovement":79467,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":118000,"taxable":88000,"land":17700,"improvement":100300,"taxableLand":17700,"taxableImprovement":70300,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":118000,"taxable":88000,"land":17700,"improvement":100300,"taxableLand":17700,"taxableImprovement":70300,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":104800,"taxable":64800,"land":15720,"improvement":89080,"taxableLand":15720,"taxableImprovement":49080,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":100400,"taxable":55400,"land":15060,"improvement":85340,"taxableLand":15060,"taxableImprovement":40340,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":100400,"taxable":55400,"land":15060,"improvement":85340,"taxableLand":15060,"taxableImprovement":40340,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":100400,"taxable":100400,"land":15060,"improvement":85340,"taxableLand":15060,"taxableImprovement":85340,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":155700,"taxable":155700,"land":31140,"improvement":124560,"taxableLand":31140,"taxableImprovement":124560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":155700,"taxable":155700,"land":31140,"improvement":124560,"taxableLand":31140,"taxableImprovement":124560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":189100,"taxable":189100,"land":37820,"improvement":151280,"taxableLand":37820,"taxableImprovement":151280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":189100,"taxable":189100,"land":37820,"improvement":151280,"taxableLand":37820,"taxableImprovement":151280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":175900,"taxable":175900,"land":35180,"improvement":140720,"taxableLand":35180,"taxableImprovement":140720,"exemptLand":0,"exemptImprovement":0}],"taxNow":2647,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"EP-2021-015506","date":"2022-01-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-01-23","scope":"Install 200 amp service panel, new meter, complete grounding system with 2 ground rods. Installing arc fault breakers, gfis in all wet locations, receptacles, switches, Hardwire smokes, exterior lighting front & rear. fishing wiring thru-out as per 2014 nec Amendment: It is an two family dwelling duplex not one family dwelling."},{"number":"ZP-2022-010719","date":"2023-05-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2023-004785","date":"2023-10-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-10-02","scope":"FOR CHANGE OF OCCUPANCY AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITIONS, DOORS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"EP-2025-007741","date":"2025-08-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Replace main 200 amp service cable and install grounding devices."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"sale","p":40000},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"870565","type":"Rental","status":"Inactive","businessName":"Quest Trust Company FBO Angelo A. Adams","legalName":"Quest Trust Company FBO Angelo A. Adams","address":"5777 E WISTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-06-10","latestIssueDate":"2021-06-10","expirationDate":"2022-06-09","inactiveDate":"2022-08-08"}],"licenseActivity":[{"number":"870565","type":"Rental","businessName":"Quest Trust Company FBO Angelo A. Adams","legalName":"Quest Trust Company FBO Angelo A. Adams","issuedDate":"2021-06-10","latestIssueDate":"2021-06-10","closureDate":"2022-08-08","expirationDate":"2022-06-09","inactiveDate":"2022-08-08","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2021, 2022, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 permit events since 2023","1 zoning/board appeal 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":"Appeal #ZP-2022-010719: Completed · Granted with conditions; related permit ZP-2022-010719.","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":"3 permits not marked completed: EP-2021-015506 (Expired), CP-2023-004785 (Expired), EP-2025-007741 (Issued). 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":"2 open L&I violations","finding":"7 violation rows 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":"13 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 21, 2024.","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/"}],"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"}]}