{"asOf":"2026-07-26T05:33:18.889Z","block":"1100-1199 DORRANCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-dorrance-st","address":"1157 DORRANCE ST","parcelNumber":"361155800","source":"https://property.phila.gov/?p=361155800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"PATEL BHAVIN","coOwner":"DESAI ASTHA","marketValue":474600,"landAssessment":94920,"improvementAssessment":379680,"livableArea":1485,"yearBuilt":1923,"lastSale":{"price":511000,"date":"2023-01-27T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93718202393304,"lng":-75.17439794922183,"geom":{"type":"Polygon","coordinates":[[[-75.174305446,39.937189252],[-75.174314503,39.937150285],[-75.174491208,39.937175482],[-75.174482171,39.937213386],[-75.174305446,39.937189252]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":707,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1157 DORRANCE ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE REMOVAL OF A REAR PORTION OF THE EXISTING ATTACHED STRUCTURE AND THE ERECTION OF AN ADDITION AT THE REAR AND ABOVE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS","status":"Completed","outcome":"Granted","date":"2021-10-12","number":"ZP-2021-003196","relatedPermit":"ZP-2021-003196"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":112400,"taxable":112400,"land":9615,"improvement":102785,"taxableLand":9615,"taxableImprovement":102785,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":112400,"taxable":45000,"land":23042,"improvement":89358,"taxableLand":23042,"taxableImprovement":21958,"exemptLand":0,"exemptImprovement":67400},{"y":2018,"v":112400,"taxable":45000,"land":23042,"improvement":89358,"taxableLand":23042,"taxableImprovement":21958,"exemptLand":0,"exemptImprovement":67400},{"y":2019,"v":136000,"taxable":45000,"land":27800,"improvement":108200,"taxableLand":27800,"taxableImprovement":17200,"exemptLand":0,"exemptImprovement":91000},{"y":2020,"v":146300,"taxable":45000,"land":29905,"improvement":116395,"taxableLand":29905,"taxableImprovement":15095,"exemptLand":0,"exemptImprovement":101300},{"y":2021,"v":146300,"taxable":45000,"land":29905,"improvement":116395,"taxableLand":29905,"taxableImprovement":15095,"exemptLand":0,"exemptImprovement":101300},{"y":2022,"v":146300,"taxable":45000,"land":29905,"improvement":116395,"taxableLand":29905,"taxableImprovement":15095,"exemptLand":0,"exemptImprovement":101300},{"y":2023,"v":192800,"taxable":45000,"land":38560,"improvement":154240,"taxableLand":38560,"taxableImprovement":6440,"exemptLand":0,"exemptImprovement":147800},{"y":2024,"v":490000,"taxable":146300,"land":98000,"improvement":392000,"taxableLand":98000,"taxableImprovement":48300,"exemptLand":0,"exemptImprovement":343700},{"y":2025,"v":511000,"taxable":152570,"land":102200,"improvement":408800,"taxableLand":102200,"taxableImprovement":50370,"exemptLand":0,"exemptImprovement":358430},{"y":2026,"v":511000,"taxable":152570,"land":102200,"improvement":408800,"taxableLand":102200,"taxableImprovement":50370,"exemptLand":0,"exemptImprovement":358430},{"y":2027,"v":474600,"taxable":141702,"land":94920,"improvement":379680,"taxableLand":94920,"taxableImprovement":46782,"exemptLand":0,"exemptImprovement":332898}],"taxNow":2136,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-003196","date":"2021-09-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-01-25","scope":"FOR THE REMOVAL OF A REAR PORTION OF THE EXISTING ATTACHED STRUCTURE AND THE ERECTION OF AN ADDITION AT THE REAR AND ABOVE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"GM-2022-001145","date":"2022-02-16","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-03-16","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site 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). NO WORK PERMITTED IN THE BASEMENT. Separate Streets Department permit required for sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"RP-2022-002181","date":"2022-03-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-01-25","scope":"FOR THE CONSTRUCTION OF A REAR ADDITION AND AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE TO INCLUDE ALTERATIONS THROUGHOUT STRUCTURE. FOR A SINGLE-FAMILY HOUSEHOLD LIVING. AS PER PLANS. ********NO UNDERPINNING ON THIS APPLICATION. SEPARATE PERMITS ARE REQUIRED FOR PLUMBING, MECH. OR ELECTRICAL WORK. ********"},{"number":"MP-2022-003745","date":"2022-07-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-20","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (For the installation of new ductwork, registers/grilles/diffusers, and warm-air appliances as per attached standards. 3 tons ac located on the roof top, and all supply truck with 12 supply registered, first floor 4, second floor, 4, thrid floor 4. and 1first floor 1 return, second floor 1 return, third floor 1 return)."},{"number":"PP-2022-010694","date":"2022-08-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-25","scope":"3 wc, 2 shower, 4 lavatory, kitchen, hwh, hose bibbs and laundry"},{"number":"EP-2022-007574","date":"2022-08-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-22","scope":"Wiring to include receptacle outlets, lighting, smoke detectors, gfcis, disconnects and switches connecting to existing 100 amp panel and services. All necessary bonding and grounding as per Nec. 2014"},{"number":"PP-2023-007510","date":"2023-05-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-10-26","scope":"Replace defective curb trap and FAI"}],"storyTag":"New construction","storyDelta":2.01,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"sale","p":170000},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"sale","p":511000},{"y":2023,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-003196: Completed · Granted; related permit ZP-2021-003196.","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: PP-2023-007510 (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":"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/"}],"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"}]}