{"asOf":"2026-07-27T00:01:22.322Z","block":"1200-1299 S 26TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-26th-st","address":"1235 S 26TH ST","parcelNumber":"361395900","source":"https://property.phila.gov/?p=361395900","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"XCEL INVESTMENT GROUP LLC","coOwner":null,"marketValue":530000,"landAssessment":106000,"improvementAssessment":424000,"livableArea":1824,"yearBuilt":1923,"lastSale":{"price":1,"date":"2024-12-26T05:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2025-035700","date":"2025-05-23","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-047645","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2025-05-23","completedDate":null,"violations":[{"number":"VI-2025-035700","date":"2025-05-23","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-047645","date":"2025-05-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-047645","date":"2025-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-047645","date":"2025-08-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-047645","date":"2025-08-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":4,"passes":0}],"taxOwed":19963.97,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":19963.97,"principalDue":12449.44,"penaltyDue":961.81,"interestDue":2702.13,"otherChargesDue":3850.59,"yearsOwed":5,"oldestYearOwed":2017,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":269000,"taxableAssessment":269000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3765.46,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93769074384747,"lng":-75.18692942443546,"geom":{"type":"Polygon","coordinates":[[[-75.187011401,39.937723299],[-75.18683816,39.937701061],[-75.186847448,39.937658189],[-75.187020687,39.937680426],[-75.187011401,39.937723299]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":4,"stories":2,"lotArea":780,"zoning":"I2","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"8 MARIGOLD CT, LUMBERTON NJ, 08048","mailOut":true,"appeals":[],"taxYears":[{"year":1996,"total":664,"principal":0,"interest":0,"penalty":0},{"year":2012,"total":192.07,"principal":110.36,"interest":35.79,"penalty":13.33},{"year":2013,"total":1133.2,"principal":693.98,"interest":197.78,"penalty":48.58},{"year":2014,"total":4797.11,"principal":3145.18,"interest":613.31,"penalty":220.16},{"year":2015,"total":4463.1,"principal":3145.18,"interest":330.25,"penalty":220.16},{"year":2016,"total":3661.64,"principal":3285.54,"interest":49.28,"penalty":32.86}],"taxNet":14911.12,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":204100,"taxable":204100,"land":8460,"improvement":195640,"taxableLand":8460,"taxableImprovement":195640,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":204100,"taxable":204100,"land":49392,"improvement":154708,"taxableLand":49392,"taxableImprovement":154708,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":204100,"taxable":204100,"land":49392,"improvement":154708,"taxableLand":49392,"taxableImprovement":154708,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":250000,"taxable":250000,"land":60500,"improvement":189500,"taxableLand":60500,"taxableImprovement":189500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":269000,"taxable":269000,"land":65098,"improvement":203902,"taxableLand":65098,"taxableImprovement":203902,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":269000,"taxable":269000,"land":65098,"improvement":203902,"taxableLand":65098,"taxableImprovement":203902,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":269000,"taxable":269000,"land":65098,"improvement":203902,"taxableLand":65098,"taxableImprovement":203902,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":260700,"taxable":260700,"land":52140,"improvement":208560,"taxableLand":52140,"taxableImprovement":208560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":260700,"taxable":260700,"land":52140,"improvement":208560,"taxableLand":52140,"taxableImprovement":208560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":120000,"taxable":120000,"land":24000,"improvement":96000,"taxableLand":24000,"taxableImprovement":96000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":120000,"taxable":120000,"land":24000,"improvement":96000,"taxableLand":24000,"taxableImprovement":96000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":530000,"taxable":530000,"land":106000,"improvement":424000,"taxableLand":106000,"taxableImprovement":424000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1680,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2023-008958","date":"2024-03-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOr the erection of an addition above and at the rear of an existing structure to expand it to be a three-story attached structure that includes a roof deck with a pilot house."},{"number":"RP-2024-001938","date":"2024-12-31","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THIRD FLOOR AND REAR ADDITION WITH A ROOF DECK AND PILOT HOUSE TO AN EXISTING STRUCTURE FOR USE AS A SINGLE-FAMILY DWELLING; SIZE AND LOCATION AS PER PLAN. **AMENDMENT 9/30/2025** TO INCLUDE THE ROOF DECK AND PILOT HOUSE MATCHING THE APPROVED ZONING ZP-2023-008958 AND FRONT AND SIDE WALL EXISTING BRICK DETAILS."},{"number":"PP-2025-002051","date":"2025-02-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install water and drain lines for 4 toilets, 4 vanities, 4 tubs/showers, 1 washer box and 1 kitchen sink"},{"number":"EP-2025-001377","date":"2025-02-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-28","scope":"Rewire outlets and switches"},{"number":"MP-2025-002291","date":"2025-05-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"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. Additional permits may be required. installation oF 92% gas furnace 80,000btu with 14 seer 36,000btu central air with all new ductwork. condenser will be located at back yard."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"sale","p":100000},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["1 open L&I violation","$19,964 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 342% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $120,000 to $530,000","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: RP-2024-001938 (Issued), PP-2025-002051 (Issued), MP-2025-002291 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"1 violation row are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$19,963.97 was recorded in the City’s 2022-06 delinquency snapshot for 2017–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 20, 2025.","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/"},{"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/"}],"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"}]}