{"asOf":"2026-07-28T00:57:56.210Z","block":"100-199 CONARROE ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-conarroe-st","address":"161 CONARROE ST","parcelNumber":"211153202","source":"https://property.phila.gov/?p=211153202","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":"AMERICAN LIVING CONCEPTS","coOwner":null,"marketValue":350300,"landAssessment":350300,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2018-08-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"5020439","date":"2017-11-08","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5149213","date":"2019-08-15","code":"FC-13-101111","title":"FIRE ESCAPE MATERIALS/STRENGTH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5149215","date":"2019-08-15","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5149214","date":"2019-08-15","code":"FC-13-101113","title":"FIRE ESCAPE MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-000225","date":"2025-01-03","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-02-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"633811","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-05-15","completedDate":"2019-08-15","violations":[{"number":"5020439","date":"2017-11-08","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"701720","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-08-15","completedDate":"2019-09-17","violations":[{"number":"5149213","date":"2019-08-15","code":"FC-13-101111","title":"FIRE ESCAPE MATERIALS/STRENGTH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5149215","date":"2019-08-15","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5149214","date":"2019-08-15","code":"FC-13-101113","title":"FIRE ESCAPE MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-000360","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2025-01-03","completedDate":"2025-02-05","violations":[{"number":"VI-2025-000225","date":"2025-01-03","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-02-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2017,"n":1,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"633811","date":"2018-05-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"633811","date":"2019-03-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"633811","date":"2019-04-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"633811","date":"2019-08-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"701720","date":"2019-08-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"701720","date":"2019-09-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-000360","date":"2025-01-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-000360","date":"2025-02-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":2,"passes":2},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.027624949809805,"lng":-75.2236561192084,"geom":{"type":"Polygon","coordinates":[[[-75.223459945,40.027618153],[-75.223676291,40.027474752],[-75.223852339,40.027631718],[-75.223635986,40.027775122],[-75.223459945,40.027618153]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-018025","type":"Fire Escape Report","inspectionDate":"2019-09-13","result":"Safe","expirationDate":"2024-09-13","buildingId":"1159792"},{"number":"BC-2025-028284","type":"Sprinkler Certification","inspectionDate":"2025-10-16","result":"Certified","expirationDate":"2026-10-16","buildingId":"1159792"},{"number":"BC-2025-028315","type":"Fire Alarm Certification","inspectionDate":"2025-10-16","result":"Certified","expirationDate":"2026-10-16","buildingId":"1159792"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":null,"lotArea":6040,"zoning":"RMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"828 RED LION ROAD, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 05/08/2019, THE DEPARTMENT OF LICENSEES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #954935.","status":"OPEN","outcome":null,"date":"2019-05-23","number":"37362","relatedPermit":"954935"},{"type":"BBS Permit Denial","grounds":null,"status":"Completed","outcome":"Approved","date":"2021-01-29","number":"CP-2020-004607","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":594100,"taxable":0,"land":493025,"improvement":101075,"taxableLand":0,"taxableImprovement":0,"exemptLand":493025,"exemptImprovement":101075},{"y":2017,"v":594100,"taxable":594100,"land":493025,"improvement":101075,"taxableLand":493025,"taxableImprovement":101075,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":633300,"taxable":633300,"land":82329,"improvement":550971,"taxableLand":82329,"taxableImprovement":550971,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":165000,"taxable":165000,"land":165000,"improvement":0,"taxableLand":165000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":165000,"taxable":165000,"land":165000,"improvement":0,"taxableLand":165000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":165000,"taxable":165000,"land":165000,"improvement":0,"taxableLand":165000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":165000,"taxable":165000,"land":165000,"improvement":0,"taxableLand":165000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":165000,"taxable":165000,"land":165000,"improvement":0,"taxableLand":165000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":165000,"taxable":165000,"land":165000,"improvement":0,"taxableLand":165000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":265900,"taxable":265900,"land":265900,"improvement":0,"taxableLand":265900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":265900,"taxable":265900,"land":265900,"improvement":0,"taxableLand":265900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":350300,"taxable":350300,"land":350300,"improvement":0,"taxableLand":350300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3722,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"83972","date":"2007-06-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-28","scope":"INSTALL 200A SUB-PANEL & 4 A/C CIRCUITS."},{"number":"379017","date":"2011-12-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-11-11","scope":"CERTIFICATION STATEMENT FOR AN UNCERTIFIED BUILDING"},{"number":"875912","date":"2018-08-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-08-02","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE TWO LOTS (2) LOT (PARCEL \"161\" AND \"163-175\"), FROM FIVE (5) EXISTING DEEDED LOTS (161-71 CONARROE STREET, PREMISES A-E) WITH ONE (1) OPA ACCOUNT (161-71 CONARROE STREET). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"928561","date":"2018-11-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-11-26","scope":"COMPLETE DEMO AND NEW CONSTRUCTION OF ATTACHED STRUCTURE WITH THREE DWELLING UNITS AND PARKING SPACES."},{"number":"961868","date":"2019-05-28","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF FOUNDATIONS INCLUDING HELICAL PILES FOR (3) SINGLE-FAMILY TOWNHOMES AS PER PLANS; NO OTHER WORK ON THIS PERMIT; NO UNDERPINNING ON THIS PERMIT; OWNER IS RESPONSIBLE FOR ANY CHANGES TO THE FOUNDATIONS UPON APPLYING FOR FINAL BUILDING PERMIT; NO SHEETING/SHORING REQUIRED AS PER ENGINEER'S LETTER."},{"number":"1028111","date":"2019-12-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-12-09","scope":"TO RELOCATE THREE (3) BICYCLE PARKING SPACES AND TO REMOVE A PORTION OF EXISTING RETAINING WALL TO CREATE THE RAMP ACCESS TO THE ADJACENT PROPERTY, 163 CONARROE ST.(AS PER ORDINANCE BILL NO. 180101 AMENDED FOR ADOPTING MASTER PLAN FOR THE FORMER ST.MARY OF THE ASSUMPTION CATHOLIC CHURCH AND ADJACENT PARCELS). (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"CP-2020-004607","date":"2020-12-09","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"For the erection of a four (4) story semi-detached structure (w/decks accessed from rear 2nd floor, and roof decks accessed from rear 4th floor), to be used as Group R-2 (three (3) dwelling units w/accessory parking garage), as per plans; includes mechanical work on sub-permit; separate permits required for all EP/FSP work; sprinklers to be installed throughout as per NFPA 13R (Minimum). **AMENDMENT DATED 2/19/2021: Removal of standpipes granted by BBS variance; see MI-2020-000388**"},{"number":"DP-2020-001476","date":"2020-12-23","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2021-09-10","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING THREE STORY SEMI-DETACHED MASONRY STRUCTURE AND 1-STORY MASONRY STRUCTURE. BUILDING TO BE DEMOLISHED BY HAND METHOD. STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE"},{"number":"ZP-2021-012616","date":"2021-10-12","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT."},{"number":"EP-2024-008470","date":"2024-09-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-19","scope":"Installation of complete fire alarm , ONLY . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. **SEPARATE ELECTRICAL PERMITS REQ'D FOR INTERIOR WIRING ,AND ANY OTHER ELECTRICAL WORK**"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Foundation"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"appeal","w":"Appeal approved"},{"y":2021,"k":"demo"},{"y":2021,"k":"permit","w":"Full Demolition"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 32% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $265,900 to $350,300","no permit shown in 2026-2028"],"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":"Use permit #928561: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 961868 (Issued), CP-2020-004607 (Issued), DP-2020-001476 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Escape Report: Safe through Sep 13, 2024; Sprinkler Certification: Certified through Oct 16, 2026; Fire Alarm Certification: Certified through Oct 16, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 5, 2025.","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 5 historical violations across 3 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/"}]}