{"asOf":"2026-07-26T07:48:39.265Z","block":"1400-1499 N 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-n-21st-st","address":"1409 N 21ST ST","parcelNumber":"291288502","source":"https://property.phila.gov/?p=291288502","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":1058400,"landAssessment":1058400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":null,"openViolations":0,"violations":[{"number":"VI-2024-036130","date":"2024-05-11","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2024-05-11","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-044243","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-11","completedDate":"2024-06-05","violations":[{"number":"VI-2024-036130","date":"2024-05-11","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2024-05-11","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-044243","date":"2024-05-11","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.976157675782964,"lng":-75.16990975947219,"geom":{"type":"Polygon","coordinates":[[[-75.1701053,39.976012315],[-75.170030673,39.976345048],[-75.169714218,39.976303036],[-75.169788846,39.975970304],[-75.1701053,39.976012315]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":16800,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (PARCEL 22) FROM EIGHT (8) EXISTING LOTS / OPA ADDRESS (1409 N 21ST ST, 1411 N 21ST ST, 1413 N 21ST ST, 2041 MASTER ST, 2043 MASTER ST, 2045 MASTER ST, 2047 MASTER ST AND 2049 M","status":"Completed","outcome":"Granted","date":"2022-11-21","number":"ZP-2022-006387","relatedPermit":"ZP-2022-006387"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-04-26","number":"HA-2024-000204","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":336000,"taxable":0,"land":336000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":336000,"exemptImprovement":0},{"y":2024,"v":336000,"taxable":0,"land":336000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":336000,"exemptImprovement":0},{"y":2025,"v":504000,"taxable":0,"land":504000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":504000,"exemptImprovement":0},{"y":2026,"v":504000,"taxable":0,"land":504000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":504000,"exemptImprovement":0},{"y":2027,"v":1058400,"taxable":0,"land":1058400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1058400,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-014111","date":"2022-11-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"ZP-2022-006387","date":"2022-11-09","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-25","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (PARCEL 22) FROM EIGHT (8) EXISTING LOTS / OPA ADDRESS (1409 N 21ST ST, 1411 N 21ST ST, 1413 N 21ST ST, 2041 MASTER ST, 2043 MASTER ST, 2045 MASTER ST, 2047 MASTER ST AND 2049 MASTER ST). FOR THE COMPLETE DEMOLITION OF ALL REMAINING EXISTING STRUCTURES ON THE LOT. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"CP-2022-003759","date":"2023-04-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-25","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. FOR MULTI-FAMILY HOUSEHOLD LIVING TWENTY-FOUR (24) DWELLING UNITS AND ACCESSORY OFF STREET PARKING SEVENTEEN (17) SPACES INCLUDING ONE (1) ACCESSIBLE SPACES / VAN ACCESSIBLE SPACE AND EIGHT (8) OFF STREET BICYCLE (CLASS 1A) PARKING SPACES ON AN ACCESSIBLE ROUTE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"FP-2023-001724","date":"2023-07-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-23","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 AND NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 6\" MAIN FIRE SERVICE LINE WITH 6\" AMES DERRINGER 20 BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPES INTERCONNECTED IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2023-006844","date":"2023-08-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-08","scope":"Provide electrical distribution system, lights, devices, misc. power to equipment, jobsite temporary power, telecom system, security system as per 2017 NEC. Provide a complete fire alarm system including panels, devices and all wiring as per 2016 NFPA 72."},{"number":"MP-2023-002461","date":"2023-08-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-23","scope":"INSTALL NEW HVAC SYSTEM FOR A MULTIFAMILY DWELLINGS (24-UNITS) AS PER APPROVED PLAN. **2018 IMC REVIEW**"},{"number":"PP-2023-008126","date":"2023-08-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-23","scope":"INSTALL 2 INCH WATER SERVICE, BUILDING DRAIN, CURB TRAP, FAI, 25 WATER CLOSETS, 25 LAVATORIES, 24 SHOWER/TUBS, 26 HOT WATERR HEATERS, 24 KITCHEN SINKS, 35 FLOOR DRAINS, 3 WASHING MACHINE BOXES, 2 MOP SINKS, 1 LINT INTERCEPTOR, 1 ELEVATOR SUMP PUMP, 2 WATER HYRANTS, 1 HOSE BIBB, 6 ROOF DRAINS AND 1 EYE WASHER ACCORDING TO THE 2018 PPC AND PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2006,"k":"sale","p":1000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"0997248","type":"Rental","status":"Active","businessName":"Sharswood III Part 3 LLC","legalName":"Sharswood III Part 3 LLC","address":"1409 N 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":24,"issuedDate":"2026-01-12","latestIssueDate":"2026-01-12","expirationDate":"2027-01-11","inactiveDate":null}],"licenseActivity":[{"number":"0997248","type":"Rental","businessName":"Sharswood III Part 3 LLC","legalName":"Sharswood III Part 3 LLC","issuedDate":"2026-01-12","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2027-01-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":24,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 110% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $504,000 to $1,058,400","no permit shown in 2026-2028"],"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":"The record identifies more than one dwelling/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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"}]}