{"asOf":"2026-07-27T00:32:14.333Z","block":"1200-1299 N 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-n-23rd-st","address":"1259 N 23RD ST","parcelNumber":"291301800","source":"https://property.phila.gov/?p=291301800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"HARRISON PROPERTIES INC","coOwner":null,"marketValue":641700,"landAssessment":128340,"improvementAssessment":513360,"livableArea":2522,"yearBuilt":2020,"lastSale":{"price":1,"date":"2022-03-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"1352438","date":"2007-12-27","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1352437","date":"2007-12-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2067568","date":"2011-05-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2067569","date":"2011-05-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3698071","date":"2015-09-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3698070","date":"2015-09-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3982988","date":"2016-06-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3982987","date":"2016-06-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-008584","date":"2020-06-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-10-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-008585","date":"2020-06-05","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-10-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"140316","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-12-27","completedDate":"2009-06-01","violations":[{"number":"1352438","date":"2007-12-27","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1352437","date":"2007-12-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"276475","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-05-09","completedDate":"2012-01-09","violations":[{"number":"2067568","date":"2011-05-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2067569","date":"2011-05-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"500437","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-09-02","completedDate":"2016-01-25","violations":[{"number":"3698071","date":"2015-09-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3698070","date":"2015-09-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"540334","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-06-20","completedDate":"2016-08-05","violations":[{"number":"3982988","date":"2016-06-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3982987","date":"2016-06-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-022825","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-06-05","completedDate":"2020-10-14","violations":[{"number":"VI-2020-008584","date":"2020-06-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-10-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-008585","date":"2020-06-05","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-10-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-022825","date":"2020-06-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-022825","date":"2020-07-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.974870711084094,"lng":-75.17354655519932,"geom":{"type":"Polygon","coordinates":[[[-75.173443461,39.974877816],[-75.173438211,39.974837818],[-75.173654793,39.974863797],[-75.173646694,39.974903883],[-75.173443461,39.974877816]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":2,"stories":3,"lotArea":823,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 30131, ELKINS PARK PA, 19027","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3900,"taxable":3900,"land":3900,"improvement":0,"taxableLand":3900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":6100,"taxable":6100,"land":6100,"improvement":0,"taxableLand":6100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":6100,"taxable":6100,"land":6100,"improvement":0,"taxableLand":6100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":6100,"taxable":6100,"land":6100,"improvement":0,"taxableLand":6100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":6100,"taxable":6100,"land":6100,"improvement":0,"taxableLand":6100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":6100,"taxable":6100,"land":6100,"improvement":0,"taxableLand":6100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":455500,"taxable":129817,"land":129817,"improvement":325683,"taxableLand":129817,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":325683},{"y":2023,"v":455500,"taxable":91100,"land":91100,"improvement":364400,"taxableLand":91100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":364400},{"y":2024,"v":455500,"taxable":91100,"land":91100,"improvement":364400,"taxableLand":91100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":364400},{"y":2025,"v":686400,"taxable":137280,"land":137280,"improvement":549120,"taxableLand":137280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":549120},{"y":2026,"v":686400,"taxable":137280,"land":137280,"improvement":549120,"taxableLand":137280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":549120},{"y":2027,"v":641700,"taxable":128340,"land":128340,"improvement":513360,"taxableLand":128340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":513360}],"taxNow":1922,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"997597","date":"2019-10-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-10-25","scope":"ERECTION OF TWO FAMILY DWELLING AS PER PLAN"},{"number":"997599","date":"2019-10-25","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-12-23","scope":"NEW 3-STORY ATTACHED DUPLEX (2-FAMILY RESIDENTIAL) WITH CELLAR, ROOF DECK AND PILOT HOUSE.NO ROOF DECK ON THE THIRD FLOOR. ROOF ACCESS ONLY. PERMANENTLY FIXED GUARD RAIL."},{"number":"PP-2021-003254","date":"2021-03-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-23","scope":"Install all water and drain lines to all fixtures 4 wc 5 lavs 2 tubs 2 showers 2 ks 2 wm 2 hwh"},{"number":"MP-2021-001983","date":"2021-04-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-12-23","scope":"2 2 ton hvac systems with duct work to all room a Total of (16)Diffusers/Registers"},{"number":"EP-2021-003440","date":"2021-04-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-08","scope":"Supply and install 200a service with 3 meters and grounding 3 100a services Supply and install 60 lights, 80 outlets, 50 switches, 20 GFCI's, arc fault protection as needed Smoke detectors and carbon monoxide detectors throughout 10 TV and phone points AS PER NEC 2014"},{"number":"FP-2021-001115","date":"2021-04-16","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-09-19","scope":"Rough-In Permit for FP-2021-001093 Install auto wet sprinkler system throughout per NFPA 13D (997599)"},{"number":"FP-2021-001093","date":"2021-05-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-12-23","scope":"THE INSTALLATION OF TWO (2) - ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE; FOR A TWO FAMILY DWELLING. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"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":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #997597: 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: FP-2021-001115 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 30, 2020.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"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/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 5 cases.","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/"},{"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"}]}