{"asOf":"2026-07-28T18:14:57.627Z","block":"300-399 PORT ROYAL AVE","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-port-royal-ave","address":"391 PORT ROYAL AVE","parcelNumber":"212394110","source":"https://property.phila.gov/?p=212394110","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":"PORT ROYAL RESERVE LLC","coOwner":null,"marketValue":639400,"landAssessment":639400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1137625,"date":"2023-11-22T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05307031000043,"lng":-75.24695948635211,"geom":{"type":"Polygon","coordinates":[[[-75.246931507,40.052648312],[-75.247030559,40.052790692],[-75.24720665,40.053128],[-75.247391327,40.053324592],[-75.247153059,40.05349052],[-75.246512107,40.052935903],[-75.246931507,40.052648312]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":null,"lotArea":33062,"zoning":"RSD1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"812 NORTH BETHLEHEM PIKE, LOWER GWYNEDD PA, 19002","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":73800,"taxable":73800,"land":73800,"improvement":0,"taxableLand":73800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":73800,"taxable":73800,"land":73800,"improvement":0,"taxableLand":73800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":99100,"taxable":99100,"land":99100,"improvement":0,"taxableLand":99100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":99100,"taxable":99100,"land":99100,"improvement":0,"taxableLand":99100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":99100,"taxable":99100,"land":99100,"improvement":0,"taxableLand":99100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":99100,"taxable":99100,"land":99100,"improvement":0,"taxableLand":99100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":639400,"taxable":639400,"land":639400,"improvement":0,"taxableLand":639400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1387,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"836847","date":"2017-12-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-12-15","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE FOR A SINGLE FAMILY HOUSEHOLD LIVING WITH ACCESSORY PARKING GARAGE ACCESSED FROM A SHEAR DRIVEWAY FOR A SINGLE FAMILY HOUSEHOLD LIVING WITH ACCESSORY PARKING GARAGE ACCESSED FROM A SHEAR DRIVEWAY ( SEE APP# 836845 FOR PLANS)"},{"number":"ZP-2021-002536","date":"2021-04-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-05-09","scope":"EXTENSION OF PERMIT # 836847 PURSUANT TO SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE, CAL# 30783 GRANTED ON 9/13/2017. THIS EXTENSION TO EXPIRE ON SEPTEMBER 13, 2021 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE."},{"number":"SP-2021-000487","date":"2021-08-10","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2023-09-30","scope":"For facilitate grading, clearing, paving, and stormwater infrastructure. No construction to any building structures, parking and foundation."},{"number":"ZP-2021-015995","date":"2021-12-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-05-09","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH CELLAR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"ZP-2024-012310","date":"2025-02-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH COVERED PORCHES. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"SP-2025-000210","date":"2025-03-21","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR SITEWORK AND ONSITE UTILITY TO ACCOMMODATE THE STORMWATER NEW DRAINAGE SYSTEM. ALL WORK PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"SP-2025-000204","date":"2025-05-09","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR EXCAVATION ONLY PER APPROVED PLANS (BUILDING FOUNDATION WORK IS NOT APPROVED UNDER THIS PERMIT). SEPARATE PERMITS REQUIRED FOR BUILDING, MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"PP-2025-003798","date":"2025-05-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit for combo SP-2025-000210"},{"number":"RP-2025-000368","date":"2025-05-23","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE CONSTRUCTION OF A DETACHED STRUCTURE WITH COVERED PORCHES. FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING WITH TWO (2) ACCESSORY INTERIOR PARKING SPACES. AS PER APPROVED PLANS."},{"number":"MP-2025-002640","date":"2025-08-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2025-000368"},{"number":"EP-2025-004436","date":"2025-08-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2025-000368"},{"number":"PP-2025-000546","date":"2025-10-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing service, rough ins and fixtures for new construction 5,505 square foot single family home. EXTERIOR AND INTERIOR PLUMBING PER PPC"}],"storyTag":"New construction","storyDelta":-0.24,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"sale","p":1137625},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2025"],"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 545% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $99,100 to $639,400","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 #836847: 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":"10 permits not marked completed: ZP-2021-002536 (Expired), SP-2021-000487 (Expired), ZP-2021-015995 (Expired), SP-2025-000210 (Issued), SP-2025-000204 (Issued). 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/"}],"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/"}]}