{"asOf":"2026-07-26T21:28:55.671Z","block":"1200-1299 S 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-23rd-st","address":"1248 S 23RD ST","parcelNumber":"361343252","source":"https://property.phila.gov/?p=361343252","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"DE RAEDT THOMAS","coOwner":"ELLIS GARY","marketValue":560800,"landAssessment":112160,"improvementAssessment":448640,"livableArea":2160,"yearBuilt":2021,"lastSale":{"price":535000,"date":"2020-10-16T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93692802072221,"lng":-75.1822963159868,"geom":{"type":"Polygon","coordinates":[[[-75.182186337,39.93689311],[-75.182415013,39.936922279],[-75.182406243,39.93696295],[-75.182177577,39.936933731],[-75.182186337,39.93689311]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2020-000370","type":"Sprinkler Certification","inspectionDate":"2020-08-14","result":"Certified","expirationDate":"2021-08-14","buildingId":"1470709"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":975,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1248 S 23RD ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":535000,"taxable":133750,"land":133750,"improvement":401250,"taxableLand":133750,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":401250},{"y":2023,"v":539500,"taxable":107900,"land":107900,"improvement":431600,"taxableLand":107900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":431600},{"y":2024,"v":539500,"taxable":107900,"land":107900,"improvement":431600,"taxableLand":107900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":431600},{"y":2025,"v":517700,"taxable":103540,"land":103540,"improvement":414160,"taxableLand":103540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":414160},{"y":2026,"v":517700,"taxable":103540,"land":103540,"improvement":414160,"taxableLand":103540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":414160},{"y":2027,"v":560800,"taxable":112160,"land":112160,"improvement":448640,"taxableLand":112160,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448640}],"taxNow":1449,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"989199","date":"2019-08-28","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-08-13","scope":"FOR THE ERECTION OF A NEW THREE (3) STORY ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY) TO BE USED AS GROUP R-3 (SINGLE-FAMILY HOUSEHOLD LIVING), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13D MINIMUM OR BETTER; SEE AP#983223 FOR ZONING/USE PERMIT; SHARES PARTY WALL W/1250 S 23RD ST; SEE AP#976711 FOR PLANS."},{"number":"989198","date":"2019-08-28","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-09-09","scope":"FOR THE ERECTION OF A NEW THREE (3) STORY ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY) TO BE USED AS GROUP R-3 (SINGLE-FAMILY HOUSEHOLD LIVING), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13D MINIMUM OR BETTER; SEE AP#983222 FOR ZONING/USE PERMIT; SHARES PARTY WALLS W/1248 & 1252 S 23RD ST; SEE AP#976711 FOR PLANS."},{"number":"976711","date":"2019-08-28","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-09-29","scope":"FOR THE ERECTION OF A NEW THREE (3) STORY ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY) TO BE USED AS GROUP R-3 (SINGLE-FAMILY HOUSEHOLD LIVING), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13D MINIMUM OR BETTER; SEE AP#976708 FOR ZONING/USE PERMIT; SHARES PARTY WALL W/1250 S 23RD ST."},{"number":"1041943","date":"2020-01-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-09","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. **SEE A/P 1041940 FOR PLANS**"},{"number":"1041944","date":"2020-01-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-07-14","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. **SEE A/P 1041940 FOR PLANS**"},{"number":"1041940","date":"2020-01-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-29","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1045033","date":"2020-01-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-29","scope":"INSTALL 12 FIXTURES 1\" WATER SERVICE 5\" CURB TRAP 4\" MAIN DRAIN 4\" FAI AS PER 2004 PPC"},{"number":"1045046","date":"2020-01-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-14","scope":"INSTALL 12 FIXTURES 1\" WATER SERVICE 5\" CURB TRAP 4\" MAIN DRAIN 4\" FAI AS PER 2004 PPC"},{"number":"1045041","date":"2020-01-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-09","scope":"INSTALL 12 FIXTURES 1\" WATER SERVICE 5\" CURB TRAP 4\" MAIN DRAIN 4\" FAI AS PER 2004 PPC"},{"number":"1045697","date":"2020-01-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-28","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. INSTALL A FOUR(4) TON HVAC UNIT (REAR YARD) WITH 80,000BTU, 96%EFF GAS FURNACE, AND DUCTWORK WITH NINE(9) REGISTERS."},{"number":"1045696","date":"2020-01-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-09","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. INSTALL A FOUR(4) TON HVAC UNIT (REAR YARD) WITH 80,000BTU, 96%EFF GAS FURNACE, AND DUCTWORK WITH NINE(9) REGISTERS."},{"number":"1045695","date":"2020-01-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-07-22","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. INSTALL A FOUR(4) TON HVAC UNIT (REAR YARD) WITH 80,000BTU, 96%EFF GAS FURNACE, AND DUCTWORK WITH NINE(9) REGISTERS."},{"number":"1049444","date":"2020-02-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-23","scope":"INSTALL 200AMP SERVICE CABLE WITH METER SOCKET AND GROUNDING ELECTRICAL WIRE/DEVICES AS PER 2014 NEC"},{"number":"1049448","date":"2020-02-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-02","scope":"INSTALL 200AMP SERVICE CABLE WITH METER SOCKET AND GROUNDING ELECTRICAL WIRE/DEVICES AS PER 2014 NEC"},{"number":"1049446","date":"2020-02-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-22","scope":"INSTALL 200AMP SERVICE CABLE WITH METER SOCKET AND GROUNDING ELECTRICAL WIRE/DEVICES AS PER 2014 NEC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"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":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"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"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"274663","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOYCE MC LAURIN","legalName":"JOYCE MC LAURIN","address":"1248 S 23RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-09-05","latestIssueDate":"2004-09-05","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"274663","type":"Vacant Residential Property / Lot","businessName":"JOYCE MC LAURIN","legalName":"JOYCE MC LAURIN","issuedDate":"2004-09-05","latestIssueDate":"2004-09-05","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Aug 14, 2021","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #274663: Inactive since Dec 22, 2012","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/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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.","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"}]}