{"asOf":"2026-07-31T00:05:41.393Z","block":"300-399 N 63RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-n-63rd-st","address":"324 N 63RD ST","parcelNumber":"343000004","source":"https://property.phila.gov/?p=343000004","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"G30","buildingCodeNew":null,"buildingClass":"DET CONV APT 2 STY MASON","buildingClassNew":null,"useLabel":"Apartment building","owner":"BOXWOOD ESTATES LLC","coOwner":null,"marketValue":81400,"landAssessment":81400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":200000,"date":"2022-08-12T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968097787204826,"lng":-75.24608526345466,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":3249,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"292 MONTGOMERY AVE, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-02-02","number":"HA-2023-000788","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":100000,"taxable":100000,"land":100000,"improvement":0,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":81400,"taxable":81400,"land":81400,"improvement":0,"taxableLand":81400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1400,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-010661","date":"2022-12-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A REAR ADDITION TO AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN"},{"number":"ZP-2023-001152","date":"2023-05-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON THE PLANS. AMENDMENT#1 TO CHANGE ELEVATION AND ADD WINDOW BAY."},{"number":"CP-2025-006430","date":"2026-04-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING (PARTIALLY ON EXISTING FOUNDATIONS) WITH BASEMENT FOR USE AS SEVEN (7) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"MP-2026-001387","date":"2026-05-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. **ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **"},{"number":"PP-2026-005437","date":"2026-05-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW SANITARY AND STORM CTs, FAIs, MDs & 1.5\" WATER DISTRIBUTION PIPE."},{"number":"EP-2026-003964","date":"2026-05-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 600 AMP SERVICE WITH GROUNDING. WIRING THROUGHOUT. INSTALL LIGHT FIXTURES, RECEPTACLES, SWITCHES, SMOKE ALARMS, EMERGENCY LIGHTS, EXIT SIGNS AS PER 2017 NEC. INSTALL FIRE ALARM SYSTEM AS PER 2016 NFPA 72. ALL WORK IS TO BE DONE ACORDING TO APPROVED DRAWINGS."},{"number":"SP-2026-000408","date":"2026-05-12","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2025-006430"},{"number":"FP-2026-001018","date":"2026-06-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLTBFSS BACKFLOW PREVENTION ASSEMBLY PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"sale","p":200000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"811874","type":"Rental","status":"Inactive","businessName":"STEPHEN A NAYLOR","legalName":"STEPHEN A NAYLOR ","address":"324 N 63RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-05-08","latestIssueDate":"2019-05-08","expirationDate":"2020-05-07","inactiveDate":"2020-07-06"},{"number":"0966369","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Boxwood Estates LLC","legalName":"Boxwood Estates LLC","address":"324 N 63RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-11-25","latestIssueDate":"2024-11-25","expirationDate":"2025-11-24","inactiveDate":"2026-01-23"}],"licenseActivity":[{"number":"0966369","type":"Vacant Residential Property / Lot","businessName":"Boxwood Estates LLC","legalName":"Boxwood Estates LLC","issuedDate":"2024-11-25","latestIssueDate":"2024-11-25","closureDate":"2026-01-23","expirationDate":"2025-11-24","inactiveDate":"2026-01-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"811874","type":"Rental","businessName":"STEPHEN A NAYLOR","legalName":"STEPHEN A NAYLOR ","issuedDate":"2019-05-08","latestIssueDate":"2019-05-08","closureDate":"2020-07-06","expirationDate":"2020-05-07","inactiveDate":"2020-07-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023, 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":"6 permits not marked completed: CP-2025-006430 (Issued), MP-2026-001387 (Issued), PP-2026-005437 (Issued), EP-2026-003964 (Issued), SP-2026-000408 (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/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #0966369: Inactive since Jan 23, 2026","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/"}],"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/"}]}