{"asOf":"2026-07-27T11:28:18.161Z","block":"3400-3499 MESSINA WAY","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-messina-way","address":"3411 MESSINA WAY","parcelNumber":"262436800","source":"https://property.phila.gov/?p=262436800","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"ZHAO XIAOYING","coOwner":null,"marketValue":725000,"landAssessment":145000,"improvementAssessment":580000,"livableArea":3300,"yearBuilt":2023,"lastSale":{"price":1,"date":"2025-09-16T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.90942970924349,"lng":-75.19044611310584,"geom":{"type":"Polygon","coordinates":[[[-75.190604268,39.909492131],[-75.190294839,39.909452739],[-75.19029023,39.909367364],[-75.190595087,39.909406179],[-75.190604268,39.909492131]]]},"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":2662,"zoning":"RSA5","grade":null,"basement":"1","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":2,"homestead":false,"mail":"1307 W PALO VERDE DR, CHANDLER AZ, 85224","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":18600,"taxable":18600,"land":18600,"improvement":0,"taxableLand":18600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":57000,"taxable":57000,"land":57000,"improvement":0,"taxableLand":57000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":57000,"taxable":57000,"land":57000,"improvement":0,"taxableLand":57000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":57000,"taxable":57000,"land":57000,"improvement":0,"taxableLand":57000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":57000,"taxable":57000,"land":57000,"improvement":0,"taxableLand":57000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":57000,"taxable":57000,"land":57000,"improvement":0,"taxableLand":57000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":57000,"taxable":57000,"land":57000,"improvement":0,"taxableLand":57000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":598800,"taxable":119760,"land":119760,"improvement":479040,"taxableLand":119760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":479040},{"y":2024,"v":598800,"taxable":119760,"land":119760,"improvement":479040,"taxableLand":119760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":479040},{"y":2025,"v":725000,"taxable":145000,"land":145000,"improvement":580000,"taxableLand":145000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":580000},{"y":2026,"v":725000,"taxable":145000,"land":145000,"improvement":580000,"taxableLand":145000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":580000},{"y":2027,"v":725000,"taxable":145000,"land":145000,"improvement":580000,"taxableLand":145000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":580000}],"taxNow":2030,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-010033","date":"2021-07-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-03-06","scope":"For the erection of a semi-detached structure with roof deck accessed from the 3rd story rear. Size and location as shown on plans."},{"number":"RP-2021-010654","date":"2021-08-19","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-03-06","scope":"FOR NEW CONSTRUCTION OF A THREE (3) STORY WOOD-FRAME ATTACHED STRUCTURE ON REINFORCED CONCRETE FOOTINGS/FOUNDATIONS WITH A ROOF DECK AND ONE (1) INTERIOR PARKING SPACE. FOR USE AS A SINGLE-FAMILY DWELLING THROUGHOUT. BUILDING SHALL BE FULLY SPRINKLERED (13D), SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. *PROTECTION OF RIGHT-OF-WAY / PEDESTRIANS / ADJACENT PROPERTIES REQUIRED DURING ALL CONSTRUCTION.*ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH ARE TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"PP-2021-019500","date":"2021-10-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-10","scope":"INSTALL SEWER AND WATER FROM CURB INTO HOUSE SEWER AND WATER FROM STREET INTO CURB IS PART OF A PRIVATE INFRASTRUCTURE"},{"number":"MP-2022-003922","date":"2022-08-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-01","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":"PP-2022-012351","date":"2022-08-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-01","scope":"17 new fixtures with piping"},{"number":"FP-2022-002426","date":"2022-09-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-01","scope":"THE INSTALLATION OF A ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"EP-2022-009403","date":"2022-10-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-22","scope":"Install 400 AMP electrical service with a 4-gang meter. Run 150 AMP feeders to panels in units 3411, 3413, 3415, and 3417 Messina Way. Wire throughout (1) single family dwelling: switches, lights, receptacles, TV's, phones, and 110V interconnected smoke/CO alarms, as per NEC 2014 NEC.2017 NEC for SERVICE."},{"number":"ZP-2025-008020","date":"2025-08-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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"}]}