{"asOf":"2026-07-23T06:49:13.802Z","block":"1300-1399 HOPE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-hope-st","address":"1357 HOPE ST","parcelNumber":"182037000","source":"https://property.phila.gov/?p=182037000","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":"ELCAT LLC","coOwner":null,"marketValue":70200,"landAssessment":70200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2018-07-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"3950160","date":"2016-05-25","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3950159","date":"2016-05-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4892199","date":"2018-02-20","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4892198","date":"2018-02-20","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5023220","date":"2019-02-06","code":"FC-13-1004.2","title":"LO SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5023219","date":"2019-02-06","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211967928","date":"2019-07-25","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2021-05-20","resolution":"COMPLIED - 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PERMIT OBTAINED"},{"number":"211967927","date":"2019-07-25","code":"FC-13-1004.2","title":"LO SIGN","status":"COMPLIED","resolutionDate":"2021-05-20","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-030545","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-13","completedDate":"2023-09-13","violations":[{"number":"VI-2023-023159","date":"2023-04-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-05-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-023158","date":"2023-04-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-05-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":4,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"622798","date":"2018-02-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"622798","date":"2018-04-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"622798","date":"2018-05-17","type":"CI INSP","status":"CLOSED"},{"caseNumber":"622798","date":"2018-11-30","type":"PRECOURT","status":"FAILED"},{"caseNumber":"622798","date":"2019-02-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"673000","date":"2019-02-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"673000","date":"2019-03-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"673000","date":"2019-05-01","type":"CI INSP","status":"CLOSED"},{"caseNumber":"697328","date":"2019-07-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"673000","date":"2019-07-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"697328","date":"2019-08-26","type":"CI INSP","status":"CLOSED"},{"caseNumber":"697328","date":"2020-08-27","type":null,"status":"FAILED"},{"caseNumber":"697328","date":"2020-10-07","type":null,"status":"FAILED"},{"caseNumber":"697328","date":"2021-01-04","type":null,"status":"FAILED"},{"caseNumber":"697328","date":"2021-02-04","type":null,"status":"FAILED"},{"caseNumber":"697328","date":"2021-05-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-030545","date":"2023-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-030545","date":"2023-09-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":3,"passes":2},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":1},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97182060315261,"lng":-75.13580403193083,"geom":{"type":"Polygon","coordinates":[[[-75.135738627,39.971826498],[-75.135748862,39.971792444],[-75.135870224,39.971815584],[-75.135860043,39.971848222],[-75.135738627,39.971826498]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":438,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"219 E GIRARD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TO ADDRESS L&I CASE #622798 FOR NEW USE WITHOUT USE PERMITS; FOR USE OF SIT-DOWN RESTAURANT ON REAR OPEN SPACE, AS OUTDOOR SEATING FOR EXISTING SIT-DOWN RESTAURANT AT 1354 N FRONT STREET AND 1356 N FRONT STREET.","status":"OPEN","outcome":"Granted","date":"2019-01-16","number":"35579","relatedPermit":"920743"},{"type":"RB_LIRB","grounds":"THESE VIOLATIONS ALL RELATE TO OBTAINING CERTIFICATES OF OCCUPANCY AND LAWFUL OCCUPANCY SIGNS FOR \nEXTERIOR LOTS THAT ARE DIRECTLY BEHIND THE EXISTING EL BAR LOCATED AT 1354 & 1356 N. FRONT STREET. THE APPLICANT RECENTLY OBTAINED ZONING PER","status":"OPEN","outcome":"CONTINUED","date":"2019-12-10","number":"38245","relatedPermit":"697328"},{"type":"Building standards appeal","grounds":"ON 01/08/2020, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #1012481.","status":"OPEN","outcome":null,"date":"2020-03-12","number":"40085","relatedPermit":"1012481"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3200,"taxable":3200,"land":3200,"improvement":0,"taxableLand":3200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":3200,"taxable":3200,"land":3200,"improvement":0,"taxableLand":3200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3200,"taxable":3200,"land":3200,"improvement":0,"taxableLand":3200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3200,"taxable":3200,"land":3200,"improvement":0,"taxableLand":3200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3200,"taxable":3200,"land":3200,"improvement":0,"taxableLand":3200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3200,"taxable":3200,"land":3200,"improvement":0,"taxableLand":3200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3200,"taxable":3200,"land":3200,"improvement":0,"taxableLand":3200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3200,"taxable":3200,"land":3200,"improvement":0,"taxableLand":3200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3200,"taxable":3200,"land":3200,"improvement":0,"taxableLand":3200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":110600,"taxable":110600,"land":110600,"improvement":0,"taxableLand":110600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":110600,"taxable":110600,"land":110600,"improvement":0,"taxableLand":110600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":70200,"taxable":70200,"land":70200,"improvement":0,"taxableLand":70200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1548,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"920743","date":"2019-02-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-02-04","scope":"TO ADDRESS L&I CASE #622798 FOR NEW USE WITHOUT USE PERMITS; FOR USE OF SIT-DOWN RESTAURANT ON REAR OPEN SPACE, AS OUTDOOR SEATING FOR EXISTING SIT-DOWN RESTAURANT AT 1354 N FRONT STREET AND 1356 N FRONT STREET."},{"number":"1012481","date":"2021-03-30","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-01-26","scope":"CO FOR OUTDOOR SEATING FOR SIT-DOWN RESTAURANT AT 1354 AND 1356 N FRONT STREET."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2019,"k":"appeal","w":"Appeal continued"},{"y":2020,"k":"appeal","w":"Appeal filed"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 3356% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $3,200 to $110,600","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":"Appeal #35579: OPEN · Granted; related permit 920743. Use permit #920743: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 13, 2023.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 5 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/"}]}