{"asOf":"2026-07-26T15:08:21.803Z","block":"1300-1399 N 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-n-28th-st","address":"1326 N 28TH ST","parcelNumber":"292102100","source":"https://property.phila.gov/?p=292102100","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"JAVIAN PETER S","coOwner":null,"marketValue":198600,"landAssessment":39720,"improvementAssessment":158880,"livableArea":1360,"yearBuilt":1925,"lastSale":{"price":215000,"date":"2025-04-15T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.976785468243754,"lng":-75.18154445620159,"geom":{"type":"Polygon","coordinates":[[[-75.181428501,39.976790747],[-75.181437452,39.976748488],[-75.181658908,39.976779381],[-75.181649743,39.976823392],[-75.181428501,39.976790747]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":1,"stories":2,"lotArea":1024,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1326 N 28TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":59900,"taxable":59900,"land":5018,"improvement":54882,"taxableLand":5018,"taxableImprovement":54882,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":59900,"taxable":59900,"land":17970,"improvement":41930,"taxableLand":17970,"taxableImprovement":41930,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":59900,"taxable":59900,"land":17970,"improvement":41930,"taxableLand":17970,"taxableImprovement":41930,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":91900,"taxable":91900,"land":27570,"improvement":64330,"taxableLand":27570,"taxableImprovement":64330,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":95000,"taxable":95000,"land":28500,"improvement":66500,"taxableLand":28500,"taxableImprovement":66500,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":95000,"taxable":95000,"land":28500,"improvement":66500,"taxableLand":28500,"taxableImprovement":66500,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":95000,"taxable":95000,"land":28500,"improvement":66500,"taxableLand":28500,"taxableImprovement":66500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":200800,"taxable":200800,"land":40160,"improvement":160640,"taxableLand":40160,"taxableImprovement":160640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":200800,"taxable":200800,"land":40160,"improvement":160640,"taxableLand":40160,"taxableImprovement":160640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":179500,"taxable":179500,"land":35900,"improvement":143600,"taxableLand":35900,"taxableImprovement":143600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":179500,"taxable":179500,"land":35900,"improvement":143600,"taxableLand":35900,"taxableImprovement":143600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":198600,"taxable":198600,"land":39720,"improvement":158880,"taxableLand":39720,"taxableImprovement":158880,"exemptLand":0,"exemptImprovement":0}],"taxNow":2513,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"EP-2025-004913","date":"2025-06-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-10","scope":"Remove existing 100 amp service cables (both), 100Amp meter box, 100Amp panel and grounding system. Replace with new 200Amp service which includes, weatherhead, 200Amp service cables, 200Amp meter box, 2” conduit in front of home, 200Amp panel with all new breakers. Replace 10 receptacles throughout the home. Fix stove wiring, dedicated 50Amp circuit from the panel to the stove on a 50Amp breaker in the panel and 50Amp outlet for stove to plug into. Find microwave junction box and turn it into a larger receptacle box and male connector. NO WIRING"},{"number":"PP-2026-000710","date":"2026-01-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"*Flipping from private sewer in rear to public sewer at front of property* Install new curb trap, fai, main drain into the basement, yard drain, 3/4 water supply from curb to house."}],"storyTag":"Improved","storyDelta":8.35,"timeline":[{"y":2002,"k":"sale","p":23000},{"y":2025,"k":"sale","p":215000},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2026-000710 (Issued).","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/"}],"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"}]}