{"asOf":"2026-07-26T02:31:06.685Z","block":"1200-1299 N 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-n-28th-st","address":"1235 N 28TH ST","parcelNumber":"292090100","source":"https://property.phila.gov/?p=292090100","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"F3 INVESTMENTS LLC","coOwner":null,"marketValue":484500,"landAssessment":96900,"improvementAssessment":387600,"livableArea":1986,"yearBuilt":2018,"lastSale":{"price":100000,"date":"2017-11-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"4914191","date":"2019-01-02","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4914192","date":"2019-01-02","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"669023","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-01-03","completedDate":"2019-03-01","violations":[{"number":"4914191","date":"2019-01-02","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4914192","date":"2019-01-02","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"669023","date":"2019-01-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"669023","date":"2019-03-01","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97523997138343,"lng":-75.18148181971382,"geom":{"type":"Polygon","coordinates":[[[-75.181389479,39.975259545],[-75.181383425,39.975215177],[-75.181582509,39.975229708],[-75.181574073,39.975272172],[-75.181389479,39.975259545]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":2,"stories":3,"lotArea":907,"zoning":"RSA5","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"1","garage":null,"homestead":false,"mail":"128 BRIDGE ST PO BOX 382, RANCOCAS NJ, 08073","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":620.11,"principal":486.15,"interest":7.3,"penalty":4.86}],"taxNet":620.11,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":30200,"taxable":30200,"land":4263,"improvement":25937,"taxableLand":4263,"taxableImprovement":25937,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":30200,"taxable":30200,"land":9966,"improvement":20234,"taxableLand":9966,"taxableImprovement":20234,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":30200,"taxable":30200,"land":9966,"improvement":20234,"taxableLand":9966,"taxableImprovement":20234,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":48300,"taxable":48300,"land":15900,"improvement":32400,"taxableLand":15900,"taxableImprovement":32400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":49900,"taxable":49900,"land":16427,"improvement":33473,"taxableLand":16427,"taxableImprovement":33473,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":49900,"taxable":49900,"land":16427,"improvement":33473,"taxableLand":16427,"taxableImprovement":33473,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":464400,"taxable":132354,"land":132354,"improvement":332046,"taxableLand":132354,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":332046},{"y":2023,"v":476600,"taxable":95320,"land":95320,"improvement":381280,"taxableLand":95320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":381280},{"y":2024,"v":476600,"taxable":95320,"land":95320,"improvement":381280,"taxableLand":95320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":381280},{"y":2025,"v":490500,"taxable":98100,"land":98100,"improvement":392400,"taxableLand":98100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392400},{"y":2026,"v":490500,"taxable":98100,"land":98100,"improvement":392400,"taxableLand":98100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392400},{"y":2027,"v":484500,"taxable":96900,"land":96900,"improvement":387600,"taxableLand":96900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":387600}],"taxNow":1373,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"834991","date":"2017-11-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-21","scope":"WALKWAY OPENING AND CAPPING OF LATERAL PA20173320918 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"846535","date":"2018-02-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-02-15","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED BUILDING. NO USE ON PROPERTY. SEPARATE USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY."},{"number":"895949","date":"2018-09-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-03-06","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING, ATTACHED, TWO (2) STORY STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEW CONSTRUCTION SHALL START IMMEDIATELY AFTER DEMOLITION"},{"number":"872286","date":"2018-09-19","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-10-22","scope":"FOR THE ERECTION OF A 3 STORY SINGLE FAMILY DWELLING, WITH ROOF DECK AND PILOT HOUSE, TO CONTAIN STAIR AND LANDING ONLY"},{"number":"872285","date":"2018-09-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-19","scope":"FOR THE ERECTION OF A 3 STORY SINGLE FAMILY DWELLING, WITH ROOF DECK AND PILOT HOUSE, TO CONTAIN STAIR AND LANDING ONLY."},{"number":"985282","date":"2019-06-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-17","scope":"INSTALL 200AMP SERVICE INSTALL ELECTRICAL WIRING/DEVICES AS PER 2008 NEC"},{"number":"953263","date":"2019-06-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-10-22","scope":"INSTALLATION OF A FIRE SUPPRESSION SYSTEM 1\"FEED MAIN, 1\"RISER, 1\"CROSS MAIN, AND 1\"BRANCH LINE."},{"number":"998208","date":"2019-07-31","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-23","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.**PERMIT IN CORRECTION TO PERMIT#953263 PREVIOUSLY ISSUED**"},{"number":"999132","date":"2019-08-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-10-22","scope":"INSTALL HOUSE DRAIN CURB TRAP FULL 1\" SERVICE 13 FIXTURES AS PER 2004 PPC"},{"number":"1008447","date":"2019-09-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-10-22","scope":"INSTALL 75,000 BTU 90% FURNACE WITH ONE THREE TON CONDENSER COIL AND DUCT WORK AND 12 SUPPLY REGISTERS"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"demo"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 831% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $49,900 to $464,400","no permit shown in 2021-2023"],"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":"Use permit #846535: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 1, 2019.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations 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/"},{"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"}]}