{"asOf":"2026-07-23T19:40:13.076Z","block":"1200-1299 HOPE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-hope-st","address":"1221 HOPE ST","parcelNumber":"182041902","source":"https://property.phila.gov/?p=182041902","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O56","buildingCodeNew":"25","buildingClass":"ROW 3 STY FRAME","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"SPRING MILL INVESTMENT GR","coOwner":null,"marketValue":605000,"landAssessment":121000,"improvementAssessment":484000,"livableArea":1824,"yearBuilt":2018,"lastSale":{"price":1,"date":"2017-06-08T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969556339428024,"lng":-75.13648043730892,"geom":{"type":"Polygon","coordinates":[[[-75.136573683,39.969550928],[-75.136560581,39.969593676],[-75.136387092,39.969561724],[-75.136400399,39.969519012],[-75.136573683,39.969550928]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":3,"baths":3,"stories":3,"lotArea":800,"zoning":"CMX3","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1216-18 N. FRONT ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":520000,"taxable":150800,"land":150800,"improvement":369200,"taxableLand":150800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":369200},{"y":2020,"v":520000,"taxable":150800,"land":150800,"improvement":369200,"taxableLand":150800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":369200},{"y":2021,"v":520000,"taxable":150800,"land":150800,"improvement":369200,"taxableLand":150800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":369200},{"y":2022,"v":520000,"taxable":150800,"land":150800,"improvement":369200,"taxableLand":150800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":369200},{"y":2023,"v":520000,"taxable":104000,"land":104000,"improvement":416000,"taxableLand":104000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":416000},{"y":2024,"v":520000,"taxable":104000,"land":104000,"improvement":416000,"taxableLand":104000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":416000},{"y":2025,"v":625000,"taxable":125000,"land":125000,"improvement":500000,"taxableLand":125000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":500000},{"y":2026,"v":625000,"taxable":125000,"land":125000,"improvement":500000,"taxableLand":125000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":500000},{"y":2027,"v":605000,"taxable":121000,"land":121000,"improvement":484000,"taxableLand":121000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":484000}],"taxNow":1750,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"789047","date":"2017-06-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-06-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURES ROOF DECK ACCESSED BY A PILOT HOUSE FOR A SINGLE FAMILY HOUSEHOLD LIVING ON LOT. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"794754","date":"2017-09-21","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-05-03","scope":"ERECT NEW 3 STORY SINGLE FAMILY DWELLING."},{"number":"823740","date":"2017-10-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-05-03","scope":"FOR THE INSTALLATION OF A 13D FIRE SUPRESSION SYSTEM FOR A SINGLE FAMILY DWELLING SERVICED BY A COMBINED 1 INCH FIRE SERVICE LINE WITH WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D."},{"number":"828901","date":"2017-11-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-03","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"},{"number":"832285","date":"2017-11-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-03","scope":"3 WC,4 LAVS,1 BATH TUB,2 SHOWERS,1 KITCHEN SINK,1 WASHER PEX AND PVC THROUGHOUT,1\"RFSS,CURB TRAP AND 4\" MAIN DRAIN (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"840703","date":"2017-12-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-03","scope":"INSTALL 200AMP MAIN SERVICE, INSTALL METER SOCKET, INSTALL 40-CKT MAIN BREAKER PANEL, INSTALL ALL WIRING THROUGHOUT AND INSTALL 120V SMOKES & CO DETECTOR AS PER NEC 2008 EAST DISTRICT"},{"number":"ZP-2023-000736","date":"2023-01-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"892548","type":"Rental","status":"Active","businessName":"William Rookstool (Spring Mill Investment Group)","legalName":"William Rookstool","address":"1221 HOPE ST","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":1,"issuedDate":"2022-04-21","latestIssueDate":"2026-03-17","expirationDate":"2027-04-20","inactiveDate":null}],"licenseActivity":[{"number":"892548","type":"Rental","businessName":"William Rookstool (Spring Mill Investment Group)","legalName":"William Rookstool","issuedDate":"2022-04-21","latestIssueDate":"2026-03-17","closureDate":null,"expirationDate":"2027-04-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #789047: COMPLETED.","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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":"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.","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"}]}