{"asOf":"2026-07-26T14:07:28.367Z","block":"700-799 N 40TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-n-40th-st","address":"721 N 40TH ST","parcelNumber":"243113700","source":"https://property.phila.gov/?p=243113700","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"N50","buildingCodeNew":"32","buildingClass":"S/D CONV APT 3 STY MASON","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Apartment building","owner":"WANG RUI","coOwner":"WU MEI","marketValue":577700,"landAssessment":115540,"improvementAssessment":462160,"livableArea":2680,"yearBuilt":1915,"lastSale":{"price":712500,"date":"2022-08-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"4045544","date":"2016-08-11","code":"9-3902 (2)","title":"MULTI FAMILY 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ENFORCEMENT ACTION"}]},{"number":"CF-2023-000778","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-04","completedDate":"2024-05-13","violations":[{"number":"VI-2023-000502","date":"2023-01-04","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2023-01-04","resolution":"SVN ISSUED"}]},{"number":"CF-2023-000783","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-01-04","completedDate":null,"violations":[{"number":"VI-2023-000512","date":"2023-01-04","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-000513","date":"2023-01-04","code":"F-912.4.1","title":"FDC LOCKING 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INSP","status":"PASSED"},{"caseNumber":"CF-2022-083652","date":"2022-08-16","type":null,"status":null},{"caseNumber":"CF-2022-085012","date":"2022-08-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-085012","date":"2022-09-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-000778","date":"2023-01-04","type":null,"status":null},{"caseNumber":"CF-2023-000783","date":"2023-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-000783","date":"2023-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-000783","date":"2023-03-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-000783","date":"2023-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-000783","date":"2023-07-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":4},{"y":2019,"fails":1,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96578326006469,"lng":-75.20246225821981,"geom":{"type":"Polygon","coordinates":[[[-75.202652787,39.965790334],[-75.202281976,39.965831214],[-75.20227173,39.965776186],[-75.20264254,39.965735306],[-75.202652787,39.965790334]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":6,"baths":5,"stories":3,"lotArea":1785,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"2","garage":null,"homestead":false,"mail":"125 W 31ST UNIT 560, NEW YORK NY, 10001","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":98700,"taxable":98700,"land":9378,"improvement":89322,"taxableLand":9378,"taxableImprovement":89322,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":98700,"taxable":98700,"land":14805,"improvement":83895,"taxableLand":14805,"taxableImprovement":83895,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":98700,"taxable":98700,"land":14805,"improvement":83895,"taxableLand":14805,"taxableImprovement":83895,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":65700,"taxable":65700,"land":9855,"improvement":55845,"taxableLand":9855,"taxableImprovement":55845,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":68200,"taxable":68200,"land":11253,"improvement":56947,"taxableLand":11253,"taxableImprovement":56947,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":68200,"taxable":68200,"land":11253,"improvement":56947,"taxableLand":11253,"taxableImprovement":56947,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":68200,"taxable":68200,"land":11253,"improvement":56947,"taxableLand":11253,"taxableImprovement":56947,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":251200,"taxable":251200,"land":50240,"improvement":200960,"taxableLand":50240,"taxableImprovement":200960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":251200,"taxable":251200,"land":50240,"improvement":200960,"taxableLand":50240,"taxableImprovement":200960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":650000,"taxable":650000,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":520000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":650000,"taxable":650000,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":520000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":577700,"taxable":577700,"land":115540,"improvement":462160,"taxableLand":115540,"taxableImprovement":462160,"exemptLand":0,"exemptImprovement":0}],"taxNow":9099,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"241277","date":"2009-10-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-10-14","scope":"REPLACE CURB TRAP AND FRESH AIR INLET....... PA ONE #2009-2782021 AND 2009-2782022"},{"number":"662961","date":"2016-01-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-05-10","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. EZ"},{"number":"697682","date":"2017-01-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR INTERIOR ALTERATIONS TO EXISTING STRUCTIRE TO INCLUDE NEW EXIT STAIRS, NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, AS PER APPROVED PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION"},{"number":"753929","date":"2017-03-31","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-24","scope":"TO AMEND PERMIT# 697682 TO REFLECT CORRECTED USE TO THREE-FAMILY DWELLING, AS PREVIOUSLY APPROVED. *NO CHANGE IN OCCUPANCY CLASSIFICATION*"},{"number":"820238","date":"2017-09-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-05","scope":"ROUGH IN FOR 3 UNITS WITH 4-BATHROOMS,1-1 1/2 BATHROOM AND 3-KITCHEN SINKS.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"990965","date":"2019-11-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-15","scope":"FOR LEVEL III ALTERATIONS WITH A PARTIAL CHANGE IN OCCUPANCY CLASSIFICATION FROM GROUP R-2 @ 1ST-3RD FLRS (THREE (3) DWELLING UNITS) & GROUP U (UTILITIES) W/IN BASEMENT TO GROUP R-2 THROUGHOUT (THREE (3) DWELLING UNITS) AN EXISTING THREE (3) STORY SEMI-DETACHED STRUCTURE TO CREATE NEW DWELLING UNIT W/IN BASEMENT (AND LEGALIZATION OF UNDERPINNING TO LOWER FLOOR DEPTH AS PER ENGINEER'S REPORT DATED 12/21/2018), AND REARRANGE 2ND-3RD FLRS TO ONE (1) UNIT, WITH ONE (1) UNIT ON 1ST FLR TO REMAIN, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE SPRINKLERED AS PER NFPA 13R MINIMUM OR BETTER."},{"number":"1029124","date":"2019-12-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-26","scope":"300 AMP SERVICE WIRE THROUGHOUT FIRE ALARM PER 2014 NEC AND NFPA 72 (WEST DIST) INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT AS PER THE 2017 NEC AND 2016 NFPA 72 (WEST DIST)"},{"number":"1037920","date":"2019-12-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-15","scope":"INSTALL (3) IN BASEMENT NEW DUCTWORK WITH 2 TON AIR HANDLER AND OUTDOOR HEATPUMP**1ST FLR NEW DUCTWORK WITH 2 TON AIR HANDLER AND OUTDOOR HEATPUMP**2ND FLR NEW DUCTWORK WITH AIR HANDLER AND OUTDOOR HEATPUMP***ALL EQUIPMENT AND ASSOCIATED DUCTWORK TO BE CONTAINED ENTIRELY WITHIN TENANT SPACE..NO COMMUNICATING DUCTWORK ..NO PENETRATIONS THROUGH RATED ASSY'S"},{"number":"1028723","date":"2020-01-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-15","scope":"INSTALL 6 TOILETS 5 TUBS 6 VANITIES AND 3 KITCHENS PER 2004 PHILA PLUMBING CODE as stated on plans"},{"number":"1051231","date":"2020-03-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-15","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"New construction","storyDelta":9.18,"timeline":[{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"sale","p":712500},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":false,"licenses":[{"number":"217058","type":"Rental","status":"Closed","businessName":"LE CATO DOROTHY","legalName":"LE CATO DOROTHY","address":"721 N 40TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-04-01","latestIssueDate":"2014-03-08","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"713295","type":"Rental","status":"Closed","businessName":"ISRAT J JAHAN","legalName":"ISRAT J JAHAN ","address":"721 N 40TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2016-09-06","latestIssueDate":"2016-09-06","expirationDate":"2017-09-05","inactiveDate":"2017-11-04"},{"number":"927613","type":"Rental","status":"Inactive","businessName":"Rui Wang","legalName":"Rui Wang","address":"721 N 40TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-07-03","latestIssueDate":"2023-07-03","expirationDate":"2024-07-02","inactiveDate":"2024-08-31"}],"licenseActivity":[{"number":"927613","type":"Rental","businessName":"Rui Wang","legalName":"Rui Wang","issuedDate":"2023-07-03","latestIssueDate":"2023-07-03","closureDate":"2024-08-31","expirationDate":"2024-07-02","inactiveDate":"2024-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"713295","type":"Rental","businessName":"ISRAT J JAHAN","legalName":"ISRAT J JAHAN ","issuedDate":"2016-09-06","latestIssueDate":"2016-09-06","closureDate":"2017-11-04","expirationDate":"2017-09-05","inactiveDate":"2017-11-04","status":"Closed","statusLabel":"Inactive","active":false},{"number":"217058","type":"Rental","businessName":"LE CATO DOROTHY","legalName":"LE CATO DOROTHY","issuedDate":"2004-04-01","latestIssueDate":"2014-03-08","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 159% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $251,200 to $650,000","no permit shown in 2024-2026"],"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":"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":"1 permit not marked completed: 697682 (EXPIRED).","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 10 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 11, 2023.","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":"3 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"}]}