{"asOf":"2026-07-26T05:29:06.711Z","block":"1800-1899 N RINGGOLD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-ringgold-st","address":"1818 N RINGGOLD ST","parcelNumber":"322158700","source":"https://property.phila.gov/?p=322158700","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"HIGH LINE PROPERTY 001 LLC","coOwner":null,"marketValue":164800,"landAssessment":32960,"improvementAssessment":131840,"livableArea":1406,"yearBuilt":1915,"lastSale":{"price":130000,"date":"2021-10-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"3672738","date":"2015-08-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3672737","date":"2015-08-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3675203","date":"2015-07-29","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3675204","date":"2015-07-29","code":"PM-307.1/8","title":"WALL BULGED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3675202","date":"2015-07-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4258029","date":"2017-03-27","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4258027","date":"2017-03-27","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4258028","date":"2017-03-27","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-033954","date":"2022-05-16","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-09-25","resolution":"COMPLIED - 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OWNER REPAIR"},{"number":"VI-2022-033955","date":"2022-05-16","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-03-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-033956","date":"2022-05-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-03-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-033957","date":"2022-05-16","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2024-09-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-033958","date":"2022-05-16","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2023-03-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-033959","date":"2022-05-16","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"COMPLIED","resolutionDate":"2024-09-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-033960","date":"2022-05-16","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2024-09-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-033961","date":"2022-05-16","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-09-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-033962","date":"2022-05-16","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2024-09-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2015,"n":5,"worst":null},{"y":2017,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2022,"n":9,"worst":null}],"investigations":[{"caseNumber":"497152","date":"2015-07-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576628","date":"2017-03-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"576628","date":"2018-03-28","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2022-044599","date":"2022-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-044599","date":"2023-03-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-044599","date":"2023-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-044599","date":"2024-09-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.982999824235584,"lng":-75.17432670702496,"geom":{"type":"Polygon","coordinates":[[[-75.174239468,39.983006725],[-75.174247082,39.982969514],[-75.174413718,39.982992614],[-75.174405728,39.983030348],[-75.174239468,39.983006725]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":5,"baths":2,"stories":3,"lotArea":658,"zoning":"RSA5","grade":"C","basement":"C","heater":null,"centralAir":false,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"4559 E STILES ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":116.42,"principal":0,"interest":6.97,"penalty":4.99}],"taxNet":116.42,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":31000,"taxable":31000,"land":2895,"improvement":28105,"taxableLand":2895,"taxableImprovement":28105,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":31000,"taxable":31000,"land":4650,"improvement":26350,"taxableLand":4650,"taxableImprovement":26350,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":31000,"taxable":31000,"land":4650,"improvement":26350,"taxableLand":4650,"taxableImprovement":26350,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":31000,"taxable":31000,"land":4650,"improvement":26350,"taxableLand":4650,"taxableImprovement":26350,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":32000,"taxable":32000,"land":4800,"improvement":27200,"taxableLand":4800,"taxableImprovement":27200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":32000,"taxable":32000,"land":4800,"improvement":27200,"taxableLand":4800,"taxableImprovement":27200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":32000,"taxable":32000,"land":4800,"improvement":27200,"taxableLand":4800,"taxableImprovement":27200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":61500,"taxable":61500,"land":12300,"improvement":49200,"taxableLand":12300,"taxableImprovement":49200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":61500,"taxable":61500,"land":12300,"improvement":49200,"taxableLand":12300,"taxableImprovement":49200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":81300,"taxable":81300,"land":16260,"improvement":65040,"taxableLand":16260,"taxableImprovement":65040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":81300,"taxable":81300,"land":16260,"improvement":65040,"taxableLand":16260,"taxableImprovement":65040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":164800,"taxable":164800,"land":32960,"improvement":131840,"taxableLand":32960,"taxableImprovement":131840,"exemptLand":0,"exemptImprovement":0}],"taxNow":1138,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1042631","date":"2020-02-03","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-18","scope":"EZ PERMIT STANDARDS ALTERATIONS AS PER ENGINEERING REPORT ( NO WORK AT BASEMENT AND NO WORK ON LOAD BEARING WALL) - For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS;UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)."},{"number":"PP-2025-015739","date":"2025-12-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-23","scope":"REPAIR/REPLACE 3/4\" WATER DISTRIBUTION PIPE."},{"number":"EP-2026-003917","date":"2026-05-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install two 5/8-inch grounding rods, ensuring they are positioned six feet apart. Connect the grounding rod clamps and run a number 4 copper wire to the busbar."}],"storyTag":"Renovated & sold on","storyDelta":13.44,"timeline":[{"y":2017,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2017,"k":"sale","p":15500},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"sale","p":70000},{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2021,"k":"sale","p":130000},{"y":2022,"k":"viol","w":"9 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"758918","type":"Rental","status":"Closed","businessName":"Giller Realty LLC","legalName":"Giller Realty LLC","address":"1818 N RINGGOLD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-12-04","latestIssueDate":"2018-11-26","expirationDate":"2019-12-03","inactiveDate":"2020-02-01"},{"number":"819724","type":"Rental","status":"Inactive","businessName":"Family Housing LLC","legalName":"Family Housing LLC","address":"1818 N RINGGOLD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-08-01","latestIssueDate":"2019-08-01","expirationDate":"2020-07-31","inactiveDate":"2020-09-29"},{"number":"0967521","type":"Rental","status":"Active","businessName":"HIGH LINE PROPERTY 001 LLC","legalName":"HIGH LINE PROPERTY 001 LLC","address":"1818 N RINGGOLD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-12-12","latestIssueDate":"2025-10-29","expirationDate":"2026-12-11","inactiveDate":null}],"licenseActivity":[{"number":"0967521","type":"Rental","businessName":"HIGH LINE PROPERTY 001 LLC","legalName":"HIGH LINE PROPERTY 001 LLC","issuedDate":"2024-12-12","latestIssueDate":"2025-10-29","closureDate":null,"expirationDate":"2026-12-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"819724","type":"Rental","businessName":"Family Housing LLC","legalName":"Family Housing LLC","issuedDate":"2019-08-01","latestIssueDate":"2019-08-01","closureDate":"2020-09-29","expirationDate":"2020-07-31","inactiveDate":"2020-09-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"758918","type":"Rental","businessName":"Giller Realty LLC","legalName":"Giller Realty LLC","issuedDate":"2017-12-04","latestIssueDate":"2018-11-26","closureDate":"2020-02-01","expirationDate":"2019-12-03","inactiveDate":"2020-02-01","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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 2021","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":"2 permits not marked completed: 1042631 (Expired), EP-2026-003917 (Issued). 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 17 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 30, 2024.","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/"}],"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"}]}