{"asOf":"2026-07-27T11:28:26.958Z","block":"3300-3399 MESSINA WAY","blockUrl":"https://philadelphia.blockreport.homes/block/3300-3399-messina-way","address":"3311 MESSINA WAY","parcelNumber":"262436000","source":"https://property.phila.gov/?p=262436000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"22","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"LOKE GERALD H","coOwner":"LOKE LINDA M","marketValue":531500,"landAssessment":106300,"improvementAssessment":425200,"livableArea":2880,"yearBuilt":2021,"lastSale":{"price":785000,"date":"2023-07-28T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91015523221515,"lng":-75.19031599877187,"geom":{"type":"Polygon","coordinates":[[[-75.190168931,39.910103198],[-75.190476989,39.91014242],[-75.190463068,39.910207266],[-75.190155007,39.910168044],[-75.190168931,39.910103198]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":2,"stories":3,"lotArea":2151,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":2,"homestead":false,"mail":"3311 MESSINA WAY, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":15100,"taxable":15100,"land":15100,"improvement":0,"taxableLand":15100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":51000,"taxable":51000,"land":51000,"improvement":0,"taxableLand":51000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":51000,"taxable":51000,"land":51000,"improvement":0,"taxableLand":51000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":51000,"taxable":51000,"land":51000,"improvement":0,"taxableLand":51000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":51000,"taxable":51000,"land":51000,"improvement":0,"taxableLand":51000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":51000,"taxable":51000,"land":51000,"improvement":0,"taxableLand":51000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":51000,"taxable":51000,"land":51000,"improvement":0,"taxableLand":51000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":641100,"taxable":128220,"land":128220,"improvement":512880,"taxableLand":128220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":512880},{"y":2024,"v":641100,"taxable":128220,"land":128220,"improvement":512880,"taxableLand":128220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":512880},{"y":2025,"v":680000,"taxable":136000,"land":136000,"improvement":544000,"taxableLand":136000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":544000},{"y":2026,"v":680000,"taxable":136000,"land":136000,"improvement":544000,"taxableLand":136000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":544000},{"y":2027,"v":531500,"taxable":106300,"land":106300,"improvement":425200,"taxableLand":106300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":425200}],"taxNow":1904,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1038017","date":"2020-02-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-02-14","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, WITH A REAR DECK ON THE SECOND FLOOR ROOF, FOR USE AS A SINGLE FAMILY DWELLING WITH INTERIOR ACCESSORY PARKING FOR ONE VEHICLE."},{"number":"RP-2020-001570","date":"2020-06-30","work":"New Construction (Stand Alone)","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-09-16","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. SEE RP-2020-001785 FOR MASTER PERMIT WITH PLANS."},{"number":"MP-2020-006173","date":"2020-12-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-16","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."},{"number":"PP-2021-001333","date":"2021-01-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-16","scope":"plumbing from curb trap into house and throughout sewer and water from street into curb is part of a private infrastructure"},{"number":"EP-2021-001852","date":"2021-02-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-15","scope":"Install a 150 AMP electrical service. Wire throughout a new single family dwelling: switches, lights, receptacles, TV's, phones, and interconnected smoke/CO detectors as per 2014 NEC."},{"number":"MP-2021-001706","date":"2021-05-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-16","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. INSTALL 100,000 BTU GAS FURNACE & 1-4 TON ELEC AC UNIT. INCLUDES ALL DUCTWORK & 18 REGISTERS"},{"number":"FP-2021-000799","date":"2021-06-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-09-16","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction (Stand Alone)"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1157% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $51,000 to $641,100","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":"Use permit #1038017: COMPLETED.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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.","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"}]}