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Variance","grounds":"Permit for use Multi-Family (Six (6) Dwelling Units) Household Living in an existing attached structure.","status":"Completed","outcome":"Granted with conditions","date":"2025-09-05","number":"ZP-2025-001642","relatedPermit":"ZP-2025-001642"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7100,"taxable":7100,"land":7100,"improvement":0,"taxableLand":7100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":7100,"taxable":7100,"land":7100,"improvement":0,"taxableLand":7100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":7100,"taxable":7100,"land":7100,"improvement":0,"taxableLand":7100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":7100,"taxable":7100,"land":7100,"improvement":0,"taxableLand":7100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":7100,"taxable":7100,"land":7100,"improvement":0,"taxableLand":7100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":70000,"taxable":70000,"land":21000,"improvement":49000,"taxableLand":21000,"taxableImprovement":49000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":70000,"taxable":70000,"land":21000,"improvement":49000,"taxableLand":21000,"taxableImprovement":49000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":70000,"taxable":70000,"land":14000,"improvement":56000,"taxableLand":14000,"taxableImprovement":56000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":70000,"taxable":70000,"land":14000,"improvement":56000,"taxableLand":14000,"taxableImprovement":56000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":110500,"taxable":110500,"land":22100,"improvement":88400,"taxableLand":22100,"taxableImprovement":88400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":110500,"taxable":110500,"land":22100,"improvement":88400,"taxableLand":22100,"taxableImprovement":88400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":132400,"taxable":132400,"land":26480,"improvement":105920,"taxableLand":26480,"taxableImprovement":105920,"exemptLand":0,"exemptImprovement":0}],"taxNow":1547,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"126277","date":"2008-01-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMOLITION OF NON BEARING PARTITIONS"},{"number":"CP-2024-003140","date":"2024-09-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-29","scope":"FOR THE REPAIR TO THE INTERIOR FRAMING AND EXTERIOR WALL OF AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":1.8,"timeline":[{"y":2017,"k":"sale","p":50000},{"y":2017,"k":"viol","w":"6 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"k":"sale","p":140000},{"y":2020,"k":"viol","w":"7 L&I violations"},{"y":2021,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"601931","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOHN CHOICE","legalName":"JOHN CHOICE","address":"1858 N 21ST ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-08-08","latestIssueDate":"2013-08-08","expirationDate":"2014-02-28","inactiveDate":null}],"licenseActivity":[{"number":"601931","type":"Vacant Residential Property / Lot","businessName":"JOHN CHOICE","legalName":"JOHN CHOICE","issuedDate":"2013-08-08","latestIssueDate":"2013-08-08","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["1 permit event 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 886% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $7,100 to $70,000","no permit shown in 2020-2022"],"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 #ZP-2025-001642: Completed · Granted with conditions; related permit ZP-2025-001642.","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: 126277 (EXPIRED).","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 25 historical violations across 8 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. 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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/"}],"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"}]}