{"asOf":"2026-07-25T21:20:25.031Z","block":"1400-1499 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-ritner-st","address":"1411 RITNER ST","parcelNumber":"261023600","source":"https://property.phila.gov/?p=261023600","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"MAGLER ERICA","coOwner":null,"marketValue":479600,"landAssessment":95920,"improvementAssessment":383680,"livableArea":1866,"yearBuilt":1920,"lastSale":{"price":413888,"date":"2026-03-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"2613920","date":"2012-02-07","code":"PM-306.0/1","title":"VACANT PROP 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INSP","status":"FAILED"},{"caseNumber":"417667","date":"2014-01-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"417667","date":"2014-03-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"396017","date":"2014-03-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"458116","date":"2014-10-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"458116","date":"2014-11-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"499166","date":"2015-08-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"499166","date":"2015-09-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"522734","date":"2016-03-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"522734","date":"2016-04-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"522734","date":"2016-06-13","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"522734","date":"2016-08-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"522734","date":"2016-08-31","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"552955","date":"2017-11-28","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"639704","date":"2018-06-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"639704","date":"2018-07-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"639704","date":"2018-07-31","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"319822","date":"2019-03-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"396017","date":"2019-03-04","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":2,"passes":2},{"y":2015,"fails":1,"passes":1},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":0,"passes":1},{"y":2018,"fails":1,"passes":2},{"y":2019,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.920871027069545,"lng":-75.17100599214321,"geom":{"type":"Polygon","coordinates":[[[-75.170961969,39.920949098],[-75.170998545,39.92078574],[-75.171049638,39.920792644],[-75.171014419,39.920955565],[-75.170961969,39.920949098]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":3,"stories":3,"lotArea":943,"zoning":"RSA5","grade":"C-","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"1411 W RITNER ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THREE (3) FAMILY DWELLING IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Denied","date":"2016-08-24","number":"27679","relatedPermit":"675345"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":176400,"taxable":176400,"land":16129,"improvement":160271,"taxableLand":16129,"taxableImprovement":160271,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":176400,"taxable":176400,"land":30164,"improvement":146236,"taxableLand":30164,"taxableImprovement":146236,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":176400,"taxable":176400,"land":30164,"improvement":146236,"taxableLand":30164,"taxableImprovement":146236,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":375000,"taxable":375000,"land":63700,"improvement":311300,"taxableLand":63700,"taxableImprovement":311300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":403500,"taxable":403500,"land":65549,"improvement":337951,"taxableLand":65549,"taxableImprovement":337951,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":403500,"taxable":403500,"land":65549,"improvement":337951,"taxableLand":65549,"taxableImprovement":337951,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":403500,"taxable":403500,"land":65549,"improvement":337951,"taxableLand":65549,"taxableImprovement":337951,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":640100,"taxable":640100,"land":128020,"improvement":512080,"taxableLand":128020,"taxableImprovement":512080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":640100,"taxable":640100,"land":128020,"improvement":512080,"taxableLand":128020,"taxableImprovement":512080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":585600,"taxable":585600,"land":117120,"improvement":468480,"taxableLand":117120,"taxableImprovement":468480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":585600,"taxable":585600,"land":117120,"improvement":468480,"taxableLand":117120,"taxableImprovement":468480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":479600,"taxable":379600,"land":95920,"improvement":383680,"taxableLand":95920,"taxableImprovement":283680,"exemptLand":0,"exemptImprovement":100000}],"taxNow":8197,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"723338","date":"2016-10-12","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-10-12","scope":"TO ADD ROOF TOP DECK ABOVE 2-STORY PORTION AT REAR SECTION TO THE EXISTING SINGLE FAMILY DWELLING (NO CHANGE OF USE CATEGORY, NO CHANGE OF BLDG AREA/VOLUME), AS SHOWN PER PLAN."},{"number":"740544","date":"2016-12-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-14","scope":"INTERIOR AND EXTERIOR ALTERATIONS WITH A ROOF DECK OVER AN EXISTING SECOND FLOOR REAR ROOF ACCESSED FROM THE THIRD FLOOR LEVEL WITH NO CHANGE IN THE BUILDING FOOTPRINT AS PER PLANS."},{"number":"746032","date":"2016-12-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-14","scope":"INSTALL FIXTURES & PIPES 1-UTILITY SINK, 1-KIT SINK, 4-WATER CLOSET, 5-LAVS, 4-BATH TUBS, 2-HOSE BIBS & 1-WATER HEATER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"746416","date":"2016-12-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-08","scope":"ISNTALL 200AMP SERVICE.SINGLE FAMILY ONE METER ONE PANEL. POWER WIRING WIRING THROUGHOUT AS PER 2008 CODE."},{"number":"760489","date":"2017-03-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-14","scope":"CONSTRUCT BRICK VENEER FACADE ON EXISTING SINGLE FAMILY DWELLING."},{"number":"803919","date":"2017-07-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-14","scope":"INSTALLING A COMPLETE HVAC SYSTEM, 4 TON OF AC, 60,000, BTU OF HEAT, 90% WITH ALL RELATED DUCTWORK."},{"number":"815522","date":"2017-09-15","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-01-09","scope":"- FOR THE APPLICATIONS OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2019,"k":"insp","w":"Inspection passed ×2"},{"y":2026,"k":"sale","p":413888}],"rented":false,"licenses":[{"number":"769178","type":"Rental","status":"Closed","businessName":"DONG SHENG YANG","legalName":"DONG SHENG YANG","address":"1411 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-03-13","latestIssueDate":"2025-02-24","expirationDate":"2026-03-12","inactiveDate":null}],"licenseActivity":[{"number":"769178","type":"Rental","businessName":"DONG SHENG YANG","legalName":"DONG SHENG YANG","issuedDate":"2018-03-13","latestIssueDate":"2025-02-24","closureDate":"2026-03-12","expirationDate":"2026-03-12","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 59% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $403,500 to $640,100","no permit shown in 2022-2024"],"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":"Appeal #27679: CLOSED · Denied; related permit 675345. 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 9 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 4, 2019.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 7 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"}]}