{"asOf":"2026-07-25T09:29:17.684Z","block":"1400-1499 N 25TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-n-25th-st","address":"1431 N 25TH ST","parcelNumber":"291326502","source":"https://property.phila.gov/?p=291326502","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":112700,"landAssessment":112700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97752449290774,"lng":-75.1762446562857,"geom":{"type":"Polygon","coordinates":[[[-75.176157311,39.977469039],[-75.176350372,39.977493905],[-75.176331995,39.977579637],[-75.176139449,39.977555556],[-75.176157311,39.977469039]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-025920","type":"Fire Alarm Certification","inspectionDate":"2024-08-12","result":"Certified","expirationDate":"2025-08-12","buildingId":"3000078"},{"number":"BC-2026-016787","type":"Fire Alarm Certification","inspectionDate":"2026-06-11","result":"Certified","expirationDate":"2027-06-11","buildingId":"3000078"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1719,"zoning":"RSA5","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 - Special Exception","grounds":"PERMIT FOR THE ERECTION OF SEMI-DETACHED STRUCTURE FOR USE AS A THREE FAMILY HOUSEHOLD LIVING.\nAP 1016881","status":"Closed","outcome":"Withdrawn","date":"2025-06-03","number":"39353","relatedPermit":"1016881"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING CONTAINING THREE (3) DWELLING UNITS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS.","status":"Completed","outcome":"Granted","date":"2021-12-28","number":"ZP-2021-002881","relatedPermit":"ZP-2021-002881"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":52400,"taxable":0,"land":52400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":52400,"exemptImprovement":0},{"y":2023,"v":52400,"taxable":0,"land":52400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":52400,"exemptImprovement":0},{"y":2024,"v":52400,"taxable":0,"land":52400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":52400,"exemptImprovement":0},{"y":2025,"v":135800,"taxable":0,"land":135800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":135800,"exemptImprovement":0},{"y":2026,"v":135800,"taxable":0,"land":135800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":135800,"exemptImprovement":0},{"y":2027,"v":112700,"taxable":0,"land":112700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":112700,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-009910","date":"2021-08-23","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A LOT ADJUSTMENT (CONSOLIDATION) TO CREATE ONE (1) LOT [PARCEL \"E\"] FROM TWO (2) EXISTING ZONING LOTS WITH ONE (1) DEEDED LEGAL DESCRIPTION AND TWO (2) OPA ACCOUNTS [1431 & 1433 N 25TH ST]. SIZES AND LOCATIONS AS SHOWN ON PLANS."},{"number":"ZP-2021-002881","date":"2021-12-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-08-02","scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"CP-2021-004092","date":"2022-02-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-02","scope":"FOR THE ERECTION OF DETACHED, LIGHT-FRAMED STRUCTURE TO INCLUDE TYPE A UNIT, RATED EXTERIOR WALLS, RATED FLOOR CEILING ASSEMBLIES, RATED FIRE PARTITION WALLS, RATED SHAFT ENCLOSURE ASSEMBLIES, ENGINEERED BRACING CONFIGURATION, SLAB ON GRADE FOUNDATIONS, AND INSULATION INSTALLATION. (SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS.)"},{"number":"PP-2022-006764","date":"2022-05-03","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-11","scope":"ROUGH IN FOR PP-2022-006524"},{"number":"FP-2022-001131","date":"2022-05-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-01","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2022-006524","date":"2022-07-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-01","scope":"All sanitary,storm and domestic water piping. All piping and plumbing fixtures."},{"number":"EP-2022-008767","date":"2022-09-01","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-08-07","scope":"Rough-In Permit for EP-2022-008755 install new 400 amp/single phase service to 3 dwelling units and 1 house meter as per 2008 NEC Code. includes light fixtures, switches, receptacles and outlets. Install new fire alarm service as per 2017 nec and nfpa 72"},{"number":"EP-2022-008755","date":"2023-02-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-20","scope":"Install new 200 amp/single phase service to 3 dwelling units and 1 house meter . Includes light fixtures, switches, receptacles and outlets. Install new fire alarm . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. Amendment: Delete Middle Atlantic and add Municipal Inspection Corporation as the inspection agency"},{"number":"MP-2022-005335","date":"2023-07-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-02","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, AHU's, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AT BUILDING #5 AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Lot Line Relocation"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[{"number":"949407","type":"Rental","status":"Inactive","businessName":"Sharswood Phase II LLC","legalName":"Sharswood Phase II LLC","address":"1431 N 25TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-04-18","latestIssueDate":"2025-05-15","expirationDate":"2026-04-17","inactiveDate":"2026-06-16"}],"licenseActivity":[{"number":"949407","type":"Rental","businessName":"Sharswood Phase II LLC","legalName":"Sharswood Phase II LLC","issuedDate":"2024-04-18","latestIssueDate":"2025-05-15","closureDate":"2026-06-16","expirationDate":"2026-04-17","inactiveDate":"2026-06-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["2 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 159% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $52,400 to $135,800","no permit shown in 2024-2026"],"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":"Appeal #39353: Closed · Withdrawn; related permit 1016881.","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: EP-2022-008767 (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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 11, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}