{"asOf":"2026-07-26T01:28:53.375Z","block":"1900-1999 N GRATZ ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-n-gratz-st","address":"1914 N GRATZ ST","parcelNumber":"321247100","source":"https://property.phila.gov/?p=321247100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"1519 SYDENHAM DEVELOPMENT","coOwner":null,"marketValue":710100,"landAssessment":142020,"improvementAssessment":568080,"livableArea":3030,"yearBuilt":2020,"lastSale":{"price":120000,"date":"2019-04-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"682934","date":"2007-09-13","code":"PM-102.3/1","title":"LICENSE-RES 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Certification","inspectionDate":"2020-08-19","result":"Certified","expirationDate":"2021-08-19","buildingId":"1002522"},{"number":"BC-2023-013388","type":"Sprinkler Certification","inspectionDate":"2023-05-03","result":"Certified","expirationDate":"2024-05-03","buildingId":"1002522"},{"number":"BC-2024-018868","type":"Sprinkler Certification","inspectionDate":"2024-05-15","result":"Certified","expirationDate":"2025-05-15","buildingId":"1002522"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":10,"baths":3,"stories":3,"lotArea":1302,"zoning":"RM1","grade":"C","basement":"A","heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1955 N 18TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[{"year":2006,"total":204.71,"principal":0,"interest":0,"penalty":1.17},{"year":2007,"total":24.6,"principal":0,"interest":0,"penalty":1.17},{"year":2008,"total":24.95,"principal":0,"interest":0,"penalty":1.33},{"year":2009,"total":25.31,"principal":0,"interest":0.13,"penalty":1.7},{"year":2010,"total":34.9,"principal":0,"interest":9.85,"penalty":1.7},{"year":2011,"total":33.71,"principal":0,"interest":8.42,"penalty":1.87},{"year":2012,"total":31.55,"principal":0,"interest":6.25,"penalty":1.94},{"year":2013,"total":62.51,"principal":28.76,"interest":8.2,"penalty":2.01},{"year":2014,"total":2125.15,"principal":1516.34,"interest":295.68,"penalty":106.14},{"year":2015,"total":1980.49,"principal":1516.34,"interest":159.21,"penalty":106.14},{"year":2016,"total":2038.57,"principal":1791.68,"interest":26.88,"penalty":17.92}],"taxNet":6586.45,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":111300,"taxable":111300,"land":8282,"improvement":103018,"taxableLand":8282,"taxableImprovement":103018,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":111300,"taxable":111300,"land":16695,"improvement":94605,"taxableLand":16695,"taxableImprovement":94605,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":111300,"taxable":111300,"land":16695,"improvement":94605,"taxableLand":16695,"taxableImprovement":94605,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":206200,"taxable":206200,"land":30930,"improvement":175270,"taxableLand":30930,"taxableImprovement":175270,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":515000,"taxable":109008,"land":72100,"improvement":442900,"taxableLand":72100,"taxableImprovement":36908,"exemptLand":0,"exemptImprovement":405992},{"y":2021,"v":515000,"taxable":72100,"land":72100,"improvement":442900,"taxableLand":72100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":442900},{"y":2022,"v":515000,"taxable":72100,"land":72100,"improvement":442900,"taxableLand":72100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":442900},{"y":2023,"v":700300,"taxable":140060,"land":140060,"improvement":560240,"taxableLand":140060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560240},{"y":2024,"v":700300,"taxable":140060,"land":140060,"improvement":560240,"taxableLand":140060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560240},{"y":2025,"v":700300,"taxable":140000,"land":140000,"improvement":560300,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560300},{"y":2026,"v":700300,"taxable":140000,"land":140000,"improvement":560300,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560300},{"y":2027,"v":710100,"taxable":142020,"land":142020,"improvement":568080,"taxableLand":142020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":568080}],"taxNow":1960,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"998657","date":"2019-10-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-10-18","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOT. BUILDING 1: FOR THE ERECTION OF A 4 STORY STRUCTURE PLUS CELLAR WITH PRIVATE ROOF DECK, ROOF ACCESS STRUCTURE, AND EXTERIOR BALCONIES.SIZE AND LOCATIONS PER PLANS (NTE 38'). FOR THE USE OF TWO-FAMILY HOUSEHOLD LIVING."},{"number":"1022042","date":"2019-10-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-08-21","scope":"SEAL LATERAL AS PER 2004 PPC"},{"number":"1023477","date":"2019-12-09","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-09-12","scope":"ERECTION OF A STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER WORK. UNDERPINNING IS PART OF THIS PERMIT WITH CONTINUANCE INSPECTIONS. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY"},{"number":"1025466","date":"2019-12-16","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-09-01","scope":"FOR THE COMPLETE DEMOLITION OF ONE EXISTING ATTACHED THREE-STORY, MASONRY VACANT RESIDENTIAL STRUCTRE BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE.ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"1025463","date":"2019-12-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-12-16","scope":"DEMOLITION OF EXISTING 3 STORY MASONRY BUILDING"},{"number":"1045034-RI","date":"2020-02-26","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-04-20","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13R (USING A NEW 2\" FIRE SERVICE LINE AS PER PWD UTILITY PLAN DATED 9/10/19 AND NEW 2\" BACKFLOW) THROUGHOUT A NEW FOUR (4) STORY ATTACHED STRUCTURE TO BE USED AS GROUP R-3 (2FD), AS PER PLANS; SEE AP#1023477 FOR NEW CONSTRUCTION PERMIT."},{"number":"FP-2020-000386","date":"2020-05-29","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-01","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13R SYSTEM WITH A NEW 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"MP-2020-000946","date":"2020-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-01","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Installation of 1 2.5 ton 14 seer heat pump system and 1 3.5 ton 14 seer heat pump system with all required duct work for each unit. 20 registers"},{"number":"EP-2020-003410","date":"2020-06-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-24","scope":"wiring and installing all light fixtures, devices, smoke detectors in duplex to 2014 NEC, a new 200 amp service with 100 amp to each apartment (2). Wiring all phone, tv and intercom. Hook up all heating and AC units."},{"number":"PP-2020-002397","date":"2020-07-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-01","scope":"Install a 1.5\" domestic water distribution pipe, house drain curb trap and fresh air inlet, interior supply and DWV pipe to listed fixtures for new construction (two family dwelling) per 2018 Philadelphia Plumbing Code."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Minor Demolition"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"demo"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"312735","type":"Rental","status":"Inactive","businessName":"BELL TERRENCE","legalName":"BELL TERRENCE","address":"1914 N GRATZ ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-04-08","latestIssueDate":"2005-04-08","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"937700","type":"Rental","status":"Active","businessName":"1519 Sydenham Development LLC","legalName":"1519 Sydenham Development LLC","address":"1914 N GRATZ ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-11-10","latestIssueDate":"2025-10-20","expirationDate":"2026-11-09","inactiveDate":null}],"licenseActivity":[{"number":"937700","type":"Rental","businessName":"1519 Sydenham Development LLC","legalName":"1519 Sydenham Development LLC","issuedDate":"2023-11-10","latestIssueDate":"2025-10-20","closureDate":null,"expirationDate":"2026-11-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"312735","type":"Rental","businessName":"BELL TERRENCE","legalName":"BELL TERRENCE","issuedDate":"2005-04-08","latestIssueDate":"2005-04-08","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 36% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $515,000 to $700,300","no permit shown in 2022-2024"],"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 #998657: 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: 1045034-RI (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 15, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","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":"11 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 27, 2023.","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":"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 17 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"}]}