{"asOf":"2026-07-27T18:18:03.107Z","block":"400-499 N 33RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-33rd-st","address":"403 N 33RD ST","parcelNumber":"241216700","source":"https://property.phila.gov/?p=241216700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H50","buildingCodeNew":"36","buildingClass":"SEMI/DET 3 STY MASONRY","buildingClassNew":"TWIN OLD STYLE","useLabel":"Multi-family","owner":"SAAC PROPERTIES LLC","coOwner":null,"marketValue":775000,"landAssessment":155000,"improvementAssessment":620000,"livableArea":2882,"yearBuilt":1930,"lastSale":{"price":550000,"date":"2021-09-28T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.961837289096806,"lng":-75.18941654851258,"geom":{"type":"Polygon","coordinates":[[[-75.189223953,39.96182026],[-75.189594115,39.961778872],[-75.18960901,39.961854451],[-75.18923873,39.961895611],[-75.189223953,39.96182026]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19104","beds":5,"baths":5,"stories":3,"lotArea":2940,"zoning":"RTA1","grade":"B","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"26 COMSTOCK LA, STILLMAN NJ, 08558","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":366900,"taxable":336900,"land":77322,"improvement":289578,"taxableLand":77322,"taxableImprovement":259578,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":366900,"taxable":336900,"land":55035,"improvement":311865,"taxableLand":55035,"taxableImprovement":281865,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":366900,"taxable":336900,"land":55035,"improvement":311865,"taxableLand":55035,"taxableImprovement":281865,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":423600,"taxable":383600,"land":63500,"improvement":360100,"taxableLand":63500,"taxableImprovement":320100,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":439400,"taxable":394400,"land":65869,"improvement":373531,"taxableLand":65869,"taxableImprovement":328531,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":439400,"taxable":394400,"land":65869,"improvement":373531,"taxableLand":65869,"taxableImprovement":328531,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":439400,"taxable":394400,"land":65869,"improvement":373531,"taxableLand":65869,"taxableImprovement":328531,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":645200,"taxable":565200,"land":129040,"improvement":516160,"taxableLand":129040,"taxableImprovement":436160,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":645200,"taxable":565200,"land":129040,"improvement":516160,"taxableLand":129040,"taxableImprovement":436160,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":808000,"taxable":808000,"land":161600,"improvement":646400,"taxableLand":161600,"taxableImprovement":646400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":808000,"taxable":808000,"land":161600,"improvement":646400,"taxableLand":161600,"taxableImprovement":646400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":775000,"taxable":775000,"land":155000,"improvement":620000,"taxableLand":155000,"taxableImprovement":620000,"exemptLand":0,"exemptImprovement":0}],"taxNow":11310,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"870624","date":"2018-04-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-22","scope":"INSTALL 100A SERVICE WITH A 30- CIRCUIT PANEL, 20A RECEPTACLES (2), 2- AFCI BREAKERS, AND REPLACE 2- FIXTURES, IN ACCORDANCE WITH 2008 FOR A ONE FAMILY BUILDING"},{"number":"900863","date":"2018-08-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ROOF REPLACEMENT - INSTALL A MODIFIED GRANULAR RUBBER ROOF SYSTEM (SFD)"},{"number":"915366","date":"2018-10-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-11-29","scope":"REMODEL 1ST FL BATHROOM"},{"number":"920244","date":"2018-10-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-09","scope":"REPLACE TOILET, TUB & LAV THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"922100","date":"2018-10-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-16","scope":"INSTALL DEDICATED GFCI CIRCUIT FOR BATHROOM AND DEDICATED LIGHTING CIRCUIT ONLY ON AN EXISTING SERVICE AS PER 2008 NEC (WEST DISTRICT)"},{"number":"1003488","date":"2019-08-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REPLACE UNDER FLOOR PLUMBING AND 3 FIXTURES AS PER 2004 PPC"},{"number":"1003453","date":"2019-08-19","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-01-09","scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)."},{"number":"ZP-2022-000666","date":"2022-02-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-10-13","scope":"FOR THE ERECTION OF THREE-STORY SIDE ADDITION AND PARTIAL ONE-STORY REAR ADDITION ABOVE THE EXISTING SECOND FLOOR AS PART OF AN SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"RP-2022-001512","date":"2022-03-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-10-13","scope":"For addition and alteration to an existing semi-detached structure for a two family"},{"number":"MP-2022-003662","date":"2022-08-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-25","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. MULTI FAMILY EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. 2 units. Each unit will have a 90k BTU gas furnace 95%, 4 Ton A/C & coils, new ductwork, & (10) diffusers. Condensers located in rear yard."},{"number":"PP-2022-007567","date":"2022-08-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-27","scope":"Install vents, drains, water lines, 9 toilets, 9 lavs, 9 showers/tubs, 2 kitchen sinks,, 2 hot water heaters, 1 sump pump AS PE PC 2018 Install house drain, house trap and a 1\" water line."},{"number":"EP-2022-004996","date":"2022-08-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Cancelled","completedDate":"2023-09-29","scope":"Provide, wire, and install one new 300 amp aerial electrical service. This price includes a new 3 gang meter socket, conduit, wire, and all grounding. Provide and install 3 new 100 amp electrical panels by print. Arc fault circuit breakers will be used where required. Receptacles: Wire and install tamper proof receptacles by code. This includes GFI receptacles where required, kitchens, bathrooms, and outside. Lighting: Provide, wire, and install all semi flush recessed lights per plan. Provide wiring for pendant lights, vanity lights, deck lights, and first floor outdoor lights. These lights will be provided by the owner. All switching by plans Smoke And Carbon Detectors: Provide, wire, and install interconnected smoke and smoke carbon detectors in the units as required by code. Bath Fans: Provide and install bath fans in each bathroom. Venting by others. Appliances: Provide wiring and disconnects where required for all appliances including HVAC units, heaters, dishwashers and garbage disposals. Fire Alarm Panel: Provide dedicated circuit for the fire alarm panel. Circuit breaker will be red with a breaker lock installed. Electrical Permit And Inspections: Provide electrical permit and all necessary electrical inspections. PECO Coordination: We will coordinate with PECO for permanent power to the building. As per 2014 nec"},{"number":"EP-2022-010709","date":"2022-10-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-28","scope":"new outlets, switches, lighting, smokes and co's 200 amp service as per 2014 nec code finish work only"},{"number":"FP-2022-001989","date":"2022-11-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Cancelled","completedDate":"2023-01-25","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE TWO (2) 1-INCH COMBINED WATER SERVICE LINES AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"sale","p":550000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 900863 (EXPIRED), 1003488 (Issued), 1003453 (Expired), EP-2022-004996 (Cancelled), FP-2022-001989 (Cancelled). 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits 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/"}],"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"}]}