{"asOf":"2026-07-23T17:28:30.805Z","block":"400-499 W NORRIS ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-w-norris-st","address":"449 W NORRIS ST","parcelNumber":"183209400","source":"https://property.phila.gov/?p=183209400","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"COSMAS ASSOCIATES LLC","coOwner":null,"marketValue":622500,"landAssessment":124500,"improvementAssessment":498000,"livableArea":2799,"yearBuilt":2021,"lastSale":{"price":619125,"date":"2021-09-16T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98148890914429,"lng":-75.14236205451849,"geom":{"type":"Polygon","coordinates":[[[-75.142316965,39.981571005],[-75.142353013,39.981399453],[-75.142407154,39.981407244],[-75.142371134,39.981578072],[-75.142316965,39.981571005]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":6,"baths":null,"stories":3,"lotArea":952,"zoning":"CMX2","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"449 W NORRIS ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS TWO-FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON APPLICATION / PLANS.","status":"In Process","outcome":"Complete","date":"2020-08-26","number":"39289","relatedPermit":null}],"taxYears":[{"year":1978,"total":301.86,"principal":75.06,"interest":215.05,"penalty":5.25},{"year":1979,"total":297.36,"principal":75.06,"interest":210.55,"penalty":5.25},{"year":1980,"total":308.03,"principal":78.12,"interest":214.44,"penalty":5.47},{"year":1981,"total":330.65,"principal":85.39,"interest":229.28,"penalty":5.98},{"year":1982,"total":325.52,"principal":85.39,"interest":224.15,"penalty":5.98},{"year":1983,"total":339.94,"principal":90.77,"interest":232.82,"penalty":6.35},{"year":1984,"total":353.6,"principal":96.11,"interest":240.76,"penalty":6.73},{"year":1985,"total":353.28,"principal":97.66,"interest":238.78,"penalty":6.84},{"year":1986,"total":352.74,"principal":99.2,"interest":236.6,"penalty":6.94},{"year":1987,"total":347.06,"principal":99.28,"interest":230.83,"penalty":6.95},{"year":1988,"total":321.9,"principal":93.52,"interest":211.83,"penalty":6.55},{"year":1989,"total":313.89,"principal":92.79,"interest":204.6,"penalty":6.5},{"year":1990,"total":345.97,"principal":98.41,"interest":211.09,"penalty":6.89},{"year":1991,"total":356.44,"principal":103.41,"interest":215.61,"penalty":7.24},{"year":1992,"total":360.46,"principal":103.41,"interest":209.41,"penalty":7.24},{"year":1993,"total":353.88,"principal":103.41,"interest":203.2,"penalty":7.24},{"year":1994,"total":347.31,"principal":103.41,"interest":197,"penalty":7.24},{"year":1995,"total":340.71,"principal":103.4,"interest":190.78,"penalty":7.24},{"year":1996,"total":334.12,"principal":103.4,"interest":184.57,"penalty":7.24},{"year":1997,"total":327.55,"principal":103.4,"interest":178.37,"penalty":7.24},{"year":1998,"total":317.68,"principal":103.4,"interest":169.06,"penalty":7.24},{"year":1999,"total":307.82,"principal":103.4,"interest":159.76,"penalty":7.24},{"year":2000,"total":709.96,"principal":103.4,"interest":150.45,"penalty":7.24},{"year":2001,"total":288.1,"principal":103.4,"interest":141.15,"penalty":7.24},{"year":2002,"total":278.23,"principal":103.4,"interest":131.84,"penalty":7.24},{"year":2003,"total":268.36,"principal":103.4,"interest":122.53,"penalty":7.24},{"year":2004,"total":258.5,"principal":103.4,"interest":113.23,"penalty":7.24},{"year":2005,"total":248.63,"principal":103.4,"interest":103.92,"penalty":7.24},{"year":2006,"total":238.78,"principal":103.4,"interest":94.62,"penalty":7.24},{"year":2007,"total":228.91,"principal":103.4,"interest":85.31,"penalty":7.24},{"year":2008,"total":236.51,"principal":112.53,"interest":82.71,"penalty":7.88},{"year":2009,"total":225.77,"principal":112.53,"interest":72.58,"penalty":7.88},{"year":2010,"total":215.03,"principal":112.53,"interest":62.45,"penalty":7.88},{"year":2011,"total":222.41,"principal":123.66,"interest":57.5,"penalty":8.66},{"year":2012,"total":217.89,"principal":128.42,"interest":48.15,"penalty":8.99},{"year":2013,"total":212.29,"principal":133.04,"interest":37.92,"penalty":9.31},{"year":2014,"total":113.65,"principal":84.76,"interest":16.53,"penalty":5.93},{"year":2015,"total":105.57,"principal":84.76,"interest":8.9,"penalty":5.93},{"year":2016,"total":96.2,"principal":88.54,"interest":1.32,"penalty":0.89}],"taxNet":11502.56,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":5500,"taxable":5500,"land":5500,"improvement":0,"taxableLand":5500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":652700,"taxable":130500,"land":130500,"improvement":522200,"taxableLand":130500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":522200},{"y":2026,"v":652700,"taxable":130500,"land":130500,"improvement":522200,"taxableLand":130500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":522200},{"y":2027,"v":622500,"taxable":124500,"land":124500,"improvement":498000,"taxableLand":124500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":498000}],"taxNow":1827,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1015022","date":"2020-10-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-09-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS"},{"number":"RP-2020-014122","date":"2020-12-10","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-09-17","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (UNDERPINNNING IS NOT PART OF THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY"},{"number":"MP-2021-001636","date":"2021-03-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-17","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (2) 3 ton Air Handlers & (2) 3 ton Heat Pumps, Ductwork, Grilles and Registers"},{"number":"EP-2021-002879","date":"2021-03-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-09","scope":"New construction duplex all new wires, 300 AMP new service, 150 AMP in each apartment, outlets, switches, smoke detectors per NEC 2014"},{"number":"PP-2020-014326","date":"2021-04-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-17","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (UNDERPINNNING IS NOT PART OF THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY"},{"number":"FP-2021-001164","date":"2021-04-16","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-21","scope":"Rough-In Permit for FP-2021-001013 Install auto wet sprinkler system throughout per NFPA 13D (CP-2020-014122)"},{"number":"FP-2021-001013","date":"2021-04-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-09-17","scope":"For the installation of two (2) automatic wet sprinkler systems in accordance with NFPA 13D (using two (2), new 1\" combined fire/domestic service lines as per PWD Utility Plan dated 9/30/2020), throughout a new three (3) story attached structure to be used as Group R-3 (2FD), as per plans and hydraulic calculations; see RP-2020-014122 for new construction permit."},{"number":"PP-2020-014325","date":"2021-07-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-29","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (UNDERPINNNING IS NOT PART OF THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY"},{"number":"PP-2020-014324","date":"2021-07-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-17","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (UNDERPINNNING IS NOT PART OF THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":75000},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"sale","p":619125}],"rented":true,"licenses":[{"number":"878040","type":"Rental","status":"Active","businessName":"Cosmas Associates","legalName":"Cosmas Associates","address":"449 W NORRIS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-09-23","latestIssueDate":"2025-08-17","expirationDate":"2026-09-22","inactiveDate":null}],"licenseActivity":[{"number":"878040","type":"Rental","businessName":"Cosmas Associates","legalName":"Cosmas Associates","issuedDate":"2021-09-23","latestIssueDate":"2025-08-17","closureDate":null,"expirationDate":"2026-09-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 11767% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $5,500 to $652,700","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 #39289: In Process · Complete.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 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":"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}