{"asOf":"2026-07-22T23:54:19.888Z","block":"4000-4099 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-locust-st","address":"4047 LOCUST ST","parcelNumber":"271155500","source":"https://property.phila.gov/?p=271155500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"TRS UNIV OF PENN","coOwner":null,"marketValue":635200,"landAssessment":127040,"improvementAssessment":508160,"livableArea":2790,"yearBuilt":1915,"lastSale":{"price":359272,"date":"1998-07-01T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95343807960714,"lng":-75.20469309574037,"geom":{"type":"Polygon","coordinates":[[[-75.204680339,39.953279012],[-75.20476801,39.953289823],[-75.204704941,39.953597985],[-75.204618735,39.95358719],[-75.204680339,39.953279012]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-004875","type":"Fire Alarm Certification","inspectionDate":"2021-04-14","result":"Certified","expirationDate":"2022-04-14","buildingId":"1515431"},{"number":"BC-2023-011397","type":"Fire Alarm Certification","inspectionDate":"2023-05-17","result":"Certified","expirationDate":"2024-05-17","buildingId":"1515431"},{"number":"BC-2024-014285","type":"Fire Alarm Certification","inspectionDate":"2024-05-15","result":"Certified","expirationDate":"2025-05-15","buildingId":"1515431"},{"number":"BC-2025-014925","type":"Fire Alarm Certification","inspectionDate":"2025-05-27","result":"Certified","expirationDate":"2026-05-27","buildingId":"1515431"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":2800,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3451 WALNUT ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":325000,"taxable":325000,"land":84371,"improvement":240629,"taxableLand":84371,"taxableImprovement":240629,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":325000,"taxable":325000,"land":48750,"improvement":276250,"taxableLand":48750,"taxableImprovement":276250,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":325000,"taxable":325000,"land":48750,"improvement":276250,"taxableLand":48750,"taxableImprovement":276250,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":436400,"taxable":436400,"land":65460,"improvement":370940,"taxableLand":65460,"taxableImprovement":370940,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":453400,"taxable":453400,"land":68010,"improvement":385390,"taxableLand":68010,"taxableImprovement":385390,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":453400,"taxable":453400,"land":68010,"improvement":385390,"taxableLand":68010,"taxableImprovement":385390,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":453400,"taxable":453400,"land":68010,"improvement":385390,"taxableLand":68010,"taxableImprovement":385390,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":430000,"taxable":430000,"land":86000,"improvement":344000,"taxableLand":86000,"taxableImprovement":344000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":430000,"taxable":430000,"land":86000,"improvement":344000,"taxableLand":86000,"taxableImprovement":344000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":711000,"taxable":711000,"land":142200,"improvement":568800,"taxableLand":142200,"taxableImprovement":568800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":711000,"taxable":711000,"land":142200,"improvement":568800,"taxableLand":142200,"taxableImprovement":568800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":635200,"taxable":635200,"land":127040,"improvement":508160,"taxableLand":127040,"taxableImprovement":508160,"exemptLand":0,"exemptImprovement":0}],"taxNow":9953,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"769374","date":"2017-03-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"ABANDONED","completedDate":null,"scope":"NEW WATER SERVICE CURB IN"},{"number":"849556","date":"2018-02-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-02-01","scope":"USE REDUCTION FROM 5 DWELLING UNITS INTO 2 DWELLING UNITS"},{"number":"847474","date":"2018-05-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"FOR INTERIOR LEVEL 3 ALTERATIONS TO COVERT THREE DWELLING UNITS INTO TWO DWELLING UNITS AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"880948","date":"2018-05-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"INSTALL 200 AMP MAIN SERVICE- INSTALL 3GANG METR SOCKET (2APATS, 1HOUSE). INSTALL ALL WIRING THROUGHOUT TWO FAMILY DWELLING WIRING AS PER 2008 NEC. INSTALL PHONE & CABLE TV WIRING THROUGHOUT AS PER 2008 NEC."},{"number":"876688","date":"2018-06-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A TWO FAMILY DWELLING SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R STANDARD."},{"number":"884685","date":"2018-06-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"INSTALL DRAIN AND WATER LINES FROM BASEMENT TO 5 TOILETS, 5 SINKS, 4 TUB/SHOWERS, 2 KITCHEN SINK, 2 LAUNDRY 2 DISHWASHERS & 2-GARBAGE DISPOSAL THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"895376","date":"2018-07-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"INSTALL 2 HVAC UNITS WITH DUCTWORK (TWO-FAMILY)"},{"number":"881698","date":"2018-08-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"UL LISTED FIRE ALARM SYSTEM INSTALLED THROUGHOUT AS PER CODE NFPA 72"},{"number":"911427","date":"2018-10-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"TO AMEND PREVIOUSLY APPROVED PERMIT #847474 TO CHANGE THE FLOOR LAYOUT AS PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Administrative"}],"rented":true,"licenses":[{"number":"222321","type":"Rental","status":"Active","businessName":"UNIVERSITY CITY ASSOCIATES INC","legalName":"UNIVERSITY CITY ASSOCIATES INC","address":"4047 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-11-04","latestIssueDate":"2026-02-04","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"222321","type":"Rental","businessName":"UNIVERSITY CITY ASSOCIATES INC","legalName":"UNIVERSITY CITY ASSOCIATES INC","issuedDate":"2004-11-04","latestIssueDate":"2026-02-04","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-21","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #849556: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 769374 (ABANDONED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 27, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"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"}]}