{"asOf":"2026-07-28T14:37:37.754Z","block":"300-399 N 32ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-n-32nd-st","address":"316 N 32ND ST","parcelNumber":"241213010","source":"https://property.phila.gov/?p=241213010","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"N50","buildingCodeNew":"24","buildingClass":"S/D CONV APT 3 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"316 N 32ND STREET LLC","coOwner":"SHUSTER SCOTT L","marketValue":577300,"landAssessment":115400,"improvementAssessment":461900,"livableArea":2350,"yearBuilt":1930,"lastSale":{"price":135000,"date":"2014-12-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"3450197","date":"2015-01-13","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3745581","date":"2015-01-15","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3745578","date":"2015-01-15","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3745579","date":"2015-01-15","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3745580","date":"2015-01-15","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3447149","date":"2015-01-15","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3447151","date":"2015-01-15","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"465680","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2015-01-13","completedDate":"2015-02-12","violations":[{"number":"3450197","date":"2015-01-13","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"466206","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-01-15","completedDate":null,"violations":[{"number":"3745581","date":"2015-01-15","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3745578","date":"2015-01-15","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3745579","date":"2015-01-15","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3745580","date":"2015-01-15","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"522179","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3447149","date":"2015-01-15","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"545080","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3447151","date":"2015-01-15","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":7,"worst":null}],"investigations":[{"caseNumber":"465680","date":"2015-01-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"466206","date":"2015-01-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"465680","date":"2015-01-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"465680","date":"2015-02-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"466206","date":"2015-02-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"466206","date":"2015-08-04","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2015,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.961195064241515,"lng":-75.18840653885017,"geom":{"type":"Polygon","coordinates":[[[-75.188227229,39.96119289],[-75.188575509,39.961147827],[-75.188586226,39.961203066],[-75.188236312,39.961241984],[-75.188227229,39.96119289]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":2000,"zoning":"RTA1","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2200 BEN FRANKLIN PKWY, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":510600,"taxable":155000,"land":37171,"improvement":473429,"taxableLand":37171,"taxableImprovement":117829,"exemptLand":0,"exemptImprovement":355600},{"y":2017,"v":510600,"taxable":155000,"land":76590,"improvement":434010,"taxableLand":76590,"taxableImprovement":78410,"exemptLand":0,"exemptImprovement":355600},{"y":2018,"v":510600,"taxable":155000,"land":76590,"improvement":434010,"taxableLand":76590,"taxableImprovement":78410,"exemptLand":0,"exemptImprovement":355600},{"y":2019,"v":559800,"taxable":169878,"land":83900,"improvement":475900,"taxableLand":83900,"taxableImprovement":85978,"exemptLand":0,"exemptImprovement":389922},{"y":2020,"v":581600,"taxable":172979,"land":82878,"improvement":498722,"taxableLand":82878,"taxableImprovement":90101,"exemptLand":0,"exemptImprovement":408621},{"y":2021,"v":581600,"taxable":172979,"land":82878,"improvement":498722,"taxableLand":82878,"taxableImprovement":90101,"exemptLand":0,"exemptImprovement":408621},{"y":2022,"v":581600,"taxable":172979,"land":82878,"improvement":498722,"taxableLand":82878,"taxableImprovement":90101,"exemptLand":0,"exemptImprovement":408621},{"y":2023,"v":687200,"taxable":236397,"land":137440,"improvement":549760,"taxableLand":137440,"taxableImprovement":98957,"exemptLand":0,"exemptImprovement":450803},{"y":2024,"v":687200,"taxable":236397,"land":137440,"improvement":549760,"taxableLand":137440,"taxableImprovement":98957,"exemptLand":0,"exemptImprovement":450803},{"y":2025,"v":577300,"taxable":577300,"land":115460,"improvement":461840,"taxableLand":115460,"taxableImprovement":461840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":577300,"taxable":577300,"land":115460,"improvement":461840,"taxableLand":115460,"taxableImprovement":461840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":577300,"taxable":577300,"land":115400,"improvement":461900,"taxableLand":115400,"taxableImprovement":461900,"exemptLand":0,"exemptImprovement":0}],"taxNow":8081,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"519474","date":"2014-02-12","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-06-30","scope":"INTERIOR DEMOLITION, NO STRUCTURAL DEMOLITION, NON BEARING WALLS DEMOLITION, TRASH REMOVAL"},{"number":"533710","date":"2014-05-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-05-01","scope":"USE TO DUPLEX"},{"number":"522179","date":"2014-06-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-04-22","scope":"CHANGE IN OCCUPANCY WITH NO CHANGE OF OCCUPANCY CLASSIFICATION (901.2 2009 IEBC). LEVEL III INTERIOR ALTERATIONS TO INCLUDE FIT-OUT TO CREATE A TWO (2) FAMILY DWELLING UNIT, UPGRADES TO FLOOR/CEILING ASSEMBLIES, NON LOAD BEARING PARTITION, REPLACEMENT OF WINDOWS IN EXISTING OPENINGS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"544683","date":"2014-06-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-06","scope":"200AMP ELECTRICAL SERVICE,COMPLETE ELECTRICAL REWIRE PER 2008 NEC (SFD)"},{"number":"544851","date":"2014-06-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-22","scope":"3 FULL BATH,2 KITCHENS AND 2 LAUNDRY (TWO FAMILY)"},{"number":"545460","date":"2014-06-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-22","scope":"INSTALL 2 HVAC UNITS WITH DUCTWORK(2 FAMILY)"},{"number":"545080","date":"2014-09-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-04-17","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM NFPA 13R, 1.5\" FEED MAIN FOR RESIDENTIAL BLDG CODE DES PRO: DAN CHIMEL PE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"sale","p":135000},{"y":2014,"k":"permit","w":"Demolition"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2015,"k":"viol","w":"7 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":true,"licenses":[{"number":"657917","type":"Rental","status":"Active","businessName":"SCOTT SHUSTER","legalName":"SCOTT SHUSTER","address":"316 N 32ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-03-13","latestIssueDate":"2026-03-16","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"657917","type":"Rental","businessName":"SCOTT SHUSTER","legalName":"SCOTT SHUSTER","issuedDate":"2015-03-13","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #533710: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1930 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was CLOSED on Aug 4, 2015.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 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/"},{"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"}]}