{"asOf":"2026-07-25T21:40:09.569Z","block":"100-199 COTTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-cotton-st","address":"169 COTTON ST","parcelNumber":"211104000","source":"https://property.phila.gov/?p=211104000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O48","buildingCodeNew":"26","buildingClass":"ROW 2.5 STY STONE","buildingClassNew":"ROW RIVER ROW","useLabel":"House","owner":"MESSINA DARLENE TR","coOwner":"DM REVOCABLE TRUST","marketValue":331600,"landAssessment":66320,"improvementAssessment":265280,"livableArea":1504,"yearBuilt":1925,"lastSale":{"price":1,"date":"2024-03-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"2046812","date":"2011-04-20","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2046811","date":"2011-04-20","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211984029","date":"2020-01-13","code":"A-302.9/47","title":"PERMF REVK- WORK UNSAFE MANNER","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984030","date":"2020-01-13","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984031","date":"2020-01-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983995","date":"2020-01-13","code":"A-302.9/44","title":"PERMF REVK- INCORR APPL INFO","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983994","date":"2020-01-13","code":"A-302.10/6","title":"PERMB- REV HT MORE THAN ORIG","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983996","date":"2020-01-13","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983997","date":"2020-01-13","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983998","date":"2020-01-13","code":"A-302.10/25","title":"PERMB- GYPWALL BD TOO THIN","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983999","date":"2020-01-13","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984000","date":"2020-01-13","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984001","date":"2020-01-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984002","date":"2020-01-13","code":"A-302.9/41","title":"PERMB REVK- WORK UNSAFE MANNER","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"273720","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-04-21","completedDate":"2011-05-06","violations":[{"number":"2046812","date":"2011-04-20","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2046811","date":"2011-04-20","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"721484","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-01-13","completedDate":"2022-04-20","violations":[{"number":"211984029","date":"2020-01-13","code":"A-302.9/47","title":"PERMF REVK- WORK UNSAFE MANNER","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984030","date":"2020-01-13","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984031","date":"2020-01-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983995","date":"2020-01-13","code":"A-302.9/44","title":"PERMF REVK- INCORR APPL INFO","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983994","date":"2020-01-13","code":"A-302.10/6","title":"PERMB- REV HT MORE THAN ORIG","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983996","date":"2020-01-13","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983997","date":"2020-01-13","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983998","date":"2020-01-13","code":"A-302.10/25","title":"PERMB- GYPWALL BD TOO THIN","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211983999","date":"2020-01-13","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984000","date":"2020-01-13","code":"A-203.3/1","title":"UNAPPROVED MAT'L OR ASSEM","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984001","date":"2020-01-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211984002","date":"2020-01-13","code":"A-302.9/41","title":"PERMB REVK- WORK UNSAFE MANNER","status":"CLOSED","resolutionDate":"2022-04-20","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2020,"n":12,"worst":"PERMF REVK- WORK UNSAFE MANNER"}],"investigations":[{"caseNumber":"273720","date":"2011-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"273720","date":"2011-05-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"721484","date":"2020-01-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"721484","date":"2020-10-06","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2020,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02628981893574,"lng":-75.22040224994696,"geom":{"type":"Polygon","coordinates":[[[-75.220307207,40.026205549],[-75.220354552,40.026184718],[-75.220498706,40.026372623],[-75.220448602,40.026394329],[-75.220307207,40.026205549]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":3,"lotArea":1272,"zoning":"RSA5","grade":"C+","basement":"D","heater":null,"centralAir":false,"extCond":"3","intCond":"4","garage":null,"homestead":false,"mail":"169 COTTON ST, PHILADELPHIA PA, 19127","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"APPELLANT IS THE OWNER OF 169 COTTON STREET. THE VIOLATIONS CONCERN WORK AT THE PROPERTY AT 167 COTTON STREET. APPELLANT IS NOT RESPONSIBLE FOR THE WORK AT 167 COTTON STREET AND IS NOT RESPONSIBLE FOR THE VIOLATIONS CONCERNING SUCH WORK. TH","status":"Closed","outcome":"Complete","date":"2022-10-19","number":"HA-2021-000284","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":186000,"taxable":149400,"land":24041,"improvement":161959,"taxableLand":24041,"taxableImprovement":125359,"exemptLand":0,"exemptImprovement":36600},{"y":2017,"v":186000,"taxable":149400,"land":27900,"improvement":158100,"taxableLand":27900,"taxableImprovement":121500,"exemptLand":0,"exemptImprovement":36600},{"y":2018,"v":186000,"taxable":149400,"land":27900,"improvement":158100,"taxableLand":27900,"taxableImprovement":121500,"exemptLand":0,"exemptImprovement":36600},{"y":2019,"v":214300,"taxable":149400,"land":32145,"improvement":182155,"taxableLand":32145,"taxableImprovement":117255,"exemptLand":0,"exemptImprovement":64900},{"y":2020,"v":218000,"taxable":149400,"land":32700,"improvement":185300,"taxableLand":32700,"taxableImprovement":116700,"exemptLand":0,"exemptImprovement":68600},{"y":2021,"v":218000,"taxable":149400,"land":32700,"improvement":185300,"taxableLand":32700,"taxableImprovement":116700,"exemptLand":0,"exemptImprovement":68600},{"y":2022,"v":218000,"taxable":149400,"land":32700,"improvement":185300,"taxableLand":32700,"taxableImprovement":116700,"exemptLand":0,"exemptImprovement":68600},{"y":2023,"v":246800,"taxable":149400,"land":49360,"improvement":197440,"taxableLand":49360,"taxableImprovement":100040,"exemptLand":0,"exemptImprovement":97400},{"y":2024,"v":246800,"taxable":149400,"land":49360,"improvement":197440,"taxableLand":49360,"taxableImprovement":100040,"exemptLand":0,"exemptImprovement":97400},{"y":2025,"v":291500,"taxable":149400,"land":58300,"improvement":233200,"taxableLand":58300,"taxableImprovement":91100,"exemptLand":0,"exemptImprovement":142100},{"y":2026,"v":291500,"taxable":149400,"land":58300,"improvement":233200,"taxableLand":58300,"taxableImprovement":91100,"exemptLand":0,"exemptImprovement":142100},{"y":2027,"v":331600,"taxable":149400,"land":66320,"improvement":265280,"taxableLand":66320,"taxableImprovement":83080,"exemptLand":0,"exemptImprovement":182200}],"taxNow":2091,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"MP-2020-001618","date":"2020-08-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-08-28","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"GM-2022-003029","date":"2022-04-14","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-05-01","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"viol","w":"12 L&I violations incl PERMF REVK- WORK UNSAFE MANNER"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Roof Covering Replacement"},{"y":2022,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2022-003029 (Expired). 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 6, 2020.","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":"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. 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"}]}