{"asOf":"2026-07-27T13:32:10.027Z","block":"2000-2099 CHRISTIAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-christian-st","address":"2027 CHRISTIAN ST","parcelNumber":"301182000","source":"https://property.phila.gov/?p=301182000","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":"2027-29 CHRISTIAN LLC","coOwner":null,"marketValue":1103900,"landAssessment":220780,"improvementAssessment":883120,"livableArea":2834,"yearBuilt":2020,"lastSale":{"price":1,"date":"2019-11-08T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94151728846202,"lng":-75.17682740212761,"geom":{"type":"Polygon","coordinates":[[[-75.17687406,39.941440934],[-75.176841345,39.941601369],[-75.176779982,39.94159369],[-75.176813524,39.941433031],[-75.17687406,39.941440934]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-017486","type":"Sprinkler Certification","inspectionDate":"2024-05-13","result":"Certified","expirationDate":"2025-05-13","buildingId":"1498685"},{"number":"BC-2024-017485","type":"Sprinkler Certification","inspectionDate":"2024-05-13","result":"Certified","expirationDate":"2025-05-13","buildingId":"1498685"},{"number":"BC-2025-016104","type":"Sprinkler Certification","inspectionDate":"2025-06-04","result":"Certified","expirationDate":"2026-06-04","buildingId":"1498685"},{"number":"BC-2025-016099","type":"Sprinkler Certification","inspectionDate":"2025-06-04","result":"Certified","expirationDate":"2026-06-04","buildingId":"1498685"},{"number":"BC-2026-018711","type":"Sprinkler Certification","inspectionDate":"2026-06-30","result":"Certified","expirationDate":"2027-06-30","buildingId":"1498685"},{"number":"BC-2026-018712","type":"Sprinkler Certification","inspectionDate":"2026-06-30","result":"Certified","expirationDate":"2027-06-30","buildingId":"1498685"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":7,"baths":null,"stories":3,"lotArea":989,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"720 S HICKS ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":272000,"taxable":272000,"land":272000,"improvement":0,"taxableLand":272000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1150000,"taxable":312455,"land":312455,"improvement":837545,"taxableLand":312455,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":837545},{"y":2023,"v":1150000,"taxable":312455,"land":312455,"improvement":837545,"taxableLand":312455,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":837545},{"y":2024,"v":1150000,"taxable":312455,"land":312455,"improvement":837545,"taxableLand":312455,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":837545},{"y":2025,"v":1150000,"taxable":230000,"land":230000,"improvement":920000,"taxableLand":230000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":920000},{"y":2026,"v":1150000,"taxable":230000,"land":230000,"improvement":920000,"taxableLand":230000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":920000},{"y":2027,"v":1103900,"taxable":220780,"land":220780,"improvement":883120,"taxableLand":220780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":883120}],"taxNow":3220,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"964491","date":"2019-06-12","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-03-31","scope":"CONSTRUCTION OF NEW 4-STORY, 2 FAMILY DWELLING SEE APPLICATION 959043 FOR PLANS"},{"number":"959043","date":"2019-06-12","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-03-31","scope":"CONSTRUCTION OF NEW 4-STORY, 2 FAMILY DWELLING AS PER PLANS."},{"number":"992924","date":"2019-07-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-03-31","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"992931","date":"2019-07-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-03-31","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1018266","date":"2019-10-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-03-20","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (DUPLEX)"},{"number":"1018267","date":"2019-10-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-03-20","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (DUPLEX)"},{"number":"1019238","date":"2019-10-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-20","scope":"NEW DRAIN & WATER LINES TO FIXTURES 7-TOILETS, 7-LAVS, 7-SHOWER, 2-KITCHEN SINK, 2-WASHERS, 1-SUMP PUMP & 2-WATER HEATER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1019241","date":"2019-10-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-20","scope":"NEW DRAIN & WATER LINES TO FIXTURES 7-TOILETS, 7-LAVS, 7-SHOWER, 2-KITCHEN SINK, 2-WASHERS, 1-SUMP PUMP & 2-WATER HEATER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1026986","date":"2019-11-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-03-31","scope":"200AMP 2 PANEL EACH 100AMP ELECTRICAL WIRE/DEVICES ALL CABLE AND PHONE WIRING AS PER 2014 NEC"},{"number":"1026982","date":"2019-11-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-03-31","scope":"200AMP 2 PANEL EACH 100AMP ELECTRICAL WIRE/DEVICES ALL CABLE AND PHONE WIRING AS PER 2014 NEC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"209804","type":"Food Caterer","status":"Closed","businessName":"PAVLOS TOLIS","legalName":"PAVLOS TOLIS","address":"2027 CHRISTIAN ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2004-09-28","latestIssueDate":"2018-04-15","expirationDate":"2019-04-30","inactiveDate":null},{"number":"465707","type":"Dumpster License - Private Property","status":"Active","businessName":"PAVLOS TOLIS","legalName":"PAVLOS TOLIS","address":"2027 CHRISTIAN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-02-03","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"465707","type":"Dumpster License - Private Property","businessName":"PAVLOS TOLIS","legalName":"PAVLOS TOLIS","issuedDate":"2009-02-03","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"209804","type":"Food Caterer","businessName":"PAVLOS TOLIS","legalName":"PAVLOS TOLIS","issuedDate":"2004-09-28","latestIssueDate":"2018-04-15","closureDate":"2019-04-30","expirationDate":"2019-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 323% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $272,000 to $1,150,000","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":"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-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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Caterer #209804: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jun 30, 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/"},{"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"}]}