{"asOf":"2026-07-26T03:35:37.506Z","block":"5400-5499 VICARIS ST","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-vicaris-st","address":"5450 VICARIS ST","parcelNumber":"213221396","source":"https://property.phila.gov/?p=213221396","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"23","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"LEONARDO JOSEPH J","coOwner":"LEONARDO SANDRA H","marketValue":352700,"landAssessment":70500,"improvementAssessment":282200,"livableArea":1365,"yearBuilt":1960,"lastSale":{"price":1,"date":"1984-05-04T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02282582667183,"lng":-75.20610830529515,"geom":{"type":"Polygon","coordinates":[[[-75.205941903,40.02287684],[-75.20624566,40.022737799],[-75.206274647,40.022775001],[-75.205970096,40.022913958],[-75.205941903,40.02287684]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":3,"baths":1,"stories":2,"lotArea":1604,"zoning":"RSA5","grade":"C","basement":"E","heater":"B","centralAir":true,"extCond":"4","intCond":"3","garage":1,"homestead":true,"mail":"5450 VICARIS ST, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":190100,"taxable":160100,"land":29995,"improvement":160105,"taxableLand":29995,"taxableImprovement":130105,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":190100,"taxable":160100,"land":28515,"improvement":161585,"taxableLand":28515,"taxableImprovement":131585,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":190100,"taxable":160100,"land":28515,"improvement":161585,"taxableLand":28515,"taxableImprovement":131585,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":194500,"taxable":154500,"land":29100,"improvement":165400,"taxableLand":29100,"taxableImprovement":125400,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":202600,"taxable":157600,"land":30312,"improvement":172288,"taxableLand":30312,"taxableImprovement":127288,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":202600,"taxable":157600,"land":30312,"improvement":172288,"taxableLand":30312,"taxableImprovement":127288,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":202600,"taxable":157600,"land":30312,"improvement":172288,"taxableLand":30312,"taxableImprovement":127288,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":247300,"taxable":167300,"land":49460,"improvement":197840,"taxableLand":49460,"taxableImprovement":117840,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":247300,"taxable":167300,"land":49460,"improvement":197840,"taxableLand":49460,"taxableImprovement":117840,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":297800,"taxable":197800,"land":59560,"improvement":238240,"taxableLand":59560,"taxableImprovement":138240,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":297800,"taxable":197800,"land":59560,"improvement":238240,"taxableLand":59560,"taxableImprovement":138240,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":352700,"taxable":252700,"land":70500,"improvement":282200,"taxableLand":70500,"taxableImprovement":182200,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2769,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"582624","date":"2015-03-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-03-31","scope":"DEMOLITION OF EXISTING REAR DECK. FOR THE ERECTION OF A REAR ONE (1) STORY ADDITION WITH DECK TO AN EXISTING TWO (2) STORY ATTACHED SINGLE FAMILY DWELLING. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS."},{"number":"855795","date":"2018-07-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-02-26","scope":"REMOVAL OF DECK BOARDS FROM AN EXISTING DECK.REINFORCEMENT OF EXISTING DECK JOIST SUPPORT SYSTEM FOR CONSTRUCTION OF AN ELEVATED ONE (1) STORY ADDITION AT REAR .CONSTRUCTION OF REAR DECK ON AN EXISTING SINGLE FAMILY DWELLING. NO DEMOLITION OR EARTH MOVING.SIZE AND LOCATION AS SHOWN ON PLANS.home owner performing work"},{"number":"987646","date":"2019-07-15","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND RESIDENTIAL ADDITION PERMIT# 855795-AMENDED PLANS INCLUDE: REMOVING TWO DORMERS AND THEIR FRAMING AND WINDOWS FROM THE PITCHED ROOF. THE METHOD OF ATTACHING FULL PITCHED ROOF TO THE ADDITION'S WALL FRAMING, REMAINS THE SAME; ROOF'S SLOPE IS STAYING AT 3\"IN 12\" AND THE 2'X 3' DOUBLE HUNG BATHROOM WINDOW IS CHANGED TO A 1'X6\"X 2' SLIDING WINDOW. RESIDENT HOMEOWNER TO PERFORM WORK"},{"number":"1036224","date":"2019-12-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-01-18","scope":"DRAIN & WATER LINES TO FIXTURES 1-TOILETS, 1-LAVS, SHOWER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1044260","date":"2020-01-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-02-26","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of new ductwork, registers/grilles/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"1046247","date":"2020-01-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"REPLACE 3 CIRCUITS 15A CIRCUIT FOR LIGHT & RECPETACLES 20A GFI FOR BATHROOM 20A FOR HEAT CIRCUIT AS PER 2014 NEC"},{"number":"RP-2021-001636","date":"2021-03-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-09-29","scope":"Final close in construction of an elevated 1 story addition at the rear of existing single family dwelling and replacement of a mall elevated rear deck (80sq ft) . Plumbing, HVAC, and electric work all completed."},{"number":"ZP-2022-006047","date":"2022-06-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR OF AN EXISTING ATTACHED STRUCTURE, AND REAR DECK TO BE CONSTRUCTED AT THE FLOOR LEVEL OF THE FIRST STORY FULLY ABOVE GRADE, NOT CLOSER THAN THREE (3) FEET FROM THE EDGE OF THE COMMON DRIVEWAY, AND WITH NO VERTICAL SUPPORTS WITHIN 18 INCHES OF A LOT LINE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"RP-2022-003716","date":"2022-07-19","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2025-02-04","scope":"FINISH WOK AND TRIM OUT. INSTALL FLOOR AND WALL TILES, HANGDOORS, CASE WINDOWS AND DOORS ECT. ELEC, HVAC AND PLUMBING, EXCEPT FOR FIXTURE HOOK UP, ALL COMPLETE ORIGINAL PERMIT NUMBER 855795. DETAILS AS PER PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"7 permits not marked completed: 855795 (Expired), 987646 (Issued), 1036224 (Expired), 1044260 (Expired), 1046247 (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/"},{"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 and appears related-party/family-held.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}