{"asOf":"2026-07-24T23:30:10.159Z","block":"4400-4499 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-locust-st","address":"4422 LOCUST ST","parcelNumber":"272039000","source":"https://property.phila.gov/?p=272039000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"26","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW RIVER ROW","useLabel":"House","owner":"POELINITZ HATTIE","coOwner":"BROWN HATTIE","marketValue":577500,"landAssessment":115500,"improvementAssessment":462000,"livableArea":2250,"yearBuilt":1915,"lastSale":{"price":1,"date":"1957-07-09T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"57620","date":"2005-09-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"57772","date":"2005-09-27","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.953835878744876,"lng":-75.21146578479768,"geom":{"type":"Polygon","coordinates":[[[-75.21140912,39.95396607],[-75.211465167,39.953700999],[-75.211523767,39.953708388],[-75.211464147,39.953973252],[-75.21140912,39.95396607]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1536,"zoning":"RSA5","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4422 LOCUST ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (3 DWELLING UNITS) IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted","date":"2024-10-17","number":"ZP-2024-003093","relatedPermit":"ZP-2024-003093"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":339100,"taxable":309100,"land":44851,"improvement":294249,"taxableLand":44851,"taxableImprovement":264249,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":339100,"taxable":309100,"land":50865,"improvement":288235,"taxableLand":50865,"taxableImprovement":258235,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":339100,"taxable":309100,"land":50865,"improvement":288235,"taxableLand":50865,"taxableImprovement":258235,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":352300,"taxable":312300,"land":52800,"improvement":299500,"taxableLand":52800,"taxableImprovement":259500,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":366000,"taxable":321000,"land":54853,"improvement":311147,"taxableLand":54853,"taxableImprovement":266147,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":366000,"taxable":321000,"land":54853,"improvement":311147,"taxableLand":54853,"taxableImprovement":266147,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":366000,"taxable":321000,"land":54853,"improvement":311147,"taxableLand":54853,"taxableImprovement":266147,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":698800,"taxable":618800,"land":139760,"improvement":559040,"taxableLand":139760,"taxableImprovement":479040,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":698800,"taxable":618800,"land":139760,"improvement":559040,"taxableLand":139760,"taxableImprovement":479040,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":804000,"taxable":804000,"land":160800,"improvement":643200,"taxableLand":160800,"taxableImprovement":643200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":804000,"taxable":804000,"land":160800,"improvement":643200,"taxableLand":160800,"taxableImprovement":643200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":577500,"taxable":577500,"land":115500,"improvement":462000,"taxableLand":115500,"taxableImprovement":462000,"exemptLand":0,"exemptImprovement":0}],"taxNow":11254,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-014013","date":"2021-08-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-28","scope":"WATER SERVICE"},{"number":"ZP-2024-003093","date":"2024-09-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-006539","date":"2025-01-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-17","scope":"FOR CHANGE OF OCCUPANCY TO R-2 AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"EP-2025-001004","date":"2025-02-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-15","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (3) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANLE & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"PP-2025-002015","date":"2025-04-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-17","scope":"INTERIOR ALTERATIONS TO 3 DWELLING BUILDING. INSTALLATION OF DRAINAGHE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES ROUGH-IN TO FINIHS. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"MP-2025-002022","date":"2025-05-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-17","scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"FP-2025-000954","date":"2025-05-08","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-23","scope":"Branch Size: 1 inches Cross Main Size: 2 inches Supply Riser Size: 2 inches Fire Service Line Size TO INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING 2\"WILKINS 950XLT2 bfss 44 Sprinkler Heads"},{"number":"FP-2025-000927","date":"2025-05-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-11-17","scope":"FOR INSTALLATION OF A TWO-INCH FIRE SERVICE LINE, TWO-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13R."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2005,"k":"insp","w":"Inspection passed ×2"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2024,"k":"sale","p":385000},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"0997532","type":"Rental","status":"Active","businessName":"hua fang xie","legalName":"hua fang xie","address":"4422 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-01-15","latestIssueDate":"2026-01-15","expirationDate":"2027-01-14","inactiveDate":null}],"licenseActivity":[{"number":"0997532","type":"Rental","businessName":"hua fang xie","legalName":"hua fang xie","issuedDate":"2026-01-15","latestIssueDate":"2026-01-15","closureDate":null,"expirationDate":"2027-01-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-003093: Completed · Granted; related permit ZP-2024-003093.","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":"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/"}],"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"}]}