{"asOf":"2026-07-26T01:33:07.502Z","block":"1200-1299 S 27TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-27th-st","address":"1268 S 27TH ST","parcelNumber":"362132815","source":"https://property.phila.gov/?p=362132815","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"GLENKEEN DEVELOPMENTS LLC","coOwner":null,"marketValue":713000,"landAssessment":142600,"improvementAssessment":570400,"livableArea":2121,"yearBuilt":2022,"lastSale":{"price":1,"date":"2017-12-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"517637","date":"2007-03-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"517638","date":"2007-03-15","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1471177","date":"2009-09-24","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1471176","date":"2009-09-24","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"105293","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-03-14","completedDate":"2009-09-24","violations":[{"number":"517637","date":"2007-03-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"517638","date":"2007-03-15","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"215337","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-09-24","completedDate":"2015-06-02","violations":[{"number":"1471177","date":"2009-09-24","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1471176","date":"2009-09-24","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2009,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.937047841260934,"lng":-75.1890423587494,"geom":{"type":"Polygon","coordinates":[[[-75.188938407,39.937053809],[-75.188946585,39.937016288],[-75.189146284,39.937042121],[-75.189139148,39.937079215],[-75.188938407,39.937053809]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":null,"stories":3,"lotArea":928,"zoning":"CMX2","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"114 E MARTHART AVE, HAVERTOWN PA, 19083","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (WITH A ROOF DECK ACCESSED BY A PILOT HOUSE), SIZE AND\nLOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS TWO-FAMILY HOUSEHOLD LIVING","status":"OPEN","outcome":"Granted","date":"2020-01-29","number":"39311","relatedPermit":"1023857"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":10600,"taxable":10600,"land":10600,"improvement":0,"taxableLand":10600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":10600,"taxable":10600,"land":10600,"improvement":0,"taxableLand":10600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":10600,"taxable":10600,"land":10600,"improvement":0,"taxableLand":10600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":10600,"taxable":10600,"land":10600,"improvement":0,"taxableLand":10600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":10600,"taxable":10600,"land":10600,"improvement":0,"taxableLand":10600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":10600,"taxable":10600,"land":10600,"improvement":0,"taxableLand":10600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":10600,"taxable":10600,"land":10600,"improvement":0,"taxableLand":10600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":626500,"taxable":125300,"land":125300,"improvement":501200,"taxableLand":125300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":501200},{"y":2024,"v":626500,"taxable":125300,"land":125300,"improvement":501200,"taxableLand":125300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":501200},{"y":2025,"v":713000,"taxable":142600,"land":142600,"improvement":570400,"taxableLand":142600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":570400},{"y":2026,"v":713000,"taxable":142600,"land":142600,"improvement":570400,"taxableLand":142600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":570400},{"y":2027,"v":713000,"taxable":142600,"land":142600,"improvement":570400,"taxableLand":142600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":570400}],"taxNow":1996,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"927633","date":"2018-11-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-11-26","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK(FOR RESIDENTIAL USE ONLY) ABOVE ACCESSED BY A PILOT HOUSE FOR USE AS VACANT COMMERCIAL SPACE ON THE ENTIRE FIRST FLOOR FOR TWO(2) DWELLING UNITS ABOVE."},{"number":"1023857","date":"2020-02-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-02-04","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (WITH A ROOF DECK ACCESSED BY A PILOT HOUSE), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS TWO-FAMILY HOUSEHOLD LIVING."},{"number":"RP-2020-007919","date":"2020-11-02","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-10-25","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38 FT.) WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS PER PLANS. FOR USE AS TWO-FAMILY HOUSEHOLD LIVING."},{"number":"GP-2020-009497","date":"2020-11-05","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Expired","completedDate":"2021-07-22","scope":"Sidewalk closure/Shelter platform"},{"number":"EP-2021-000818","date":"2021-02-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-20","scope":"Install and Wire200 amp Service. Ground as Per Code. Install 2 Panels, 1 in each apartment. Install 1 House Panel. Install and Wire lighting, exhaust fans, fixtures, devices, smokes, carbons, TV and Tele for 2 apartments. AS PER NEC 2014"},{"number":"FP-2021-000165","date":"2021-02-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-25","scope":"THE INSTALLATION OF TWO (2) 1-INCH COMBINED SERVICE LINES FOR A FIRE AND DOMESTIC SUPPLY LINE. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA-13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. ANY DEVIATIONS WILL REQUIRE A SEPARATE PERMIT."},{"number":"PP-2021-004563","date":"2021-03-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-20","scope":"Installation of two 1\" water distribution line, curb trap, FAI and main house drain from sidewalk to front wall."},{"number":"PP-2020-012057","date":"2021-04-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38 FT.) WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS PER PLANS. FOR USE AS TWO-FAMILY HOUSEHOLD LIVING."},{"number":"MP-2021-003102","date":"2021-05-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-20","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. (Install all new HVAC, 2x new heat pumps. Installing 20 vents and register covers. Install new ductwork. 2 AC Condenser Units to be installed in the backyard. (2) 2-ton units, (2) 60,000 BTU heaters)."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"land","p":120000},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Shelter/Platform"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"784419","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GLENKEEN DEVELOPMENT LLC","legalName":"GLENKEEN DEVELOPMENT LLC","address":"1268 S 27TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-07-27","latestIssueDate":"2019-08-23","expirationDate":"2020-07-26","inactiveDate":"2020-09-24"},{"number":"889677","type":"Rental","status":"Active","businessName":"GLENKEEN DEVELOPMENT LLC","legalName":"GLENKEEN DEVELOPMENT LLC","address":"1268 S 27TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-03-14","latestIssueDate":"2026-03-04","expirationDate":"2027-03-13","inactiveDate":null}],"licenseActivity":[{"number":"889677","type":"Rental","businessName":"GLENKEEN DEVELOPMENT LLC","legalName":"GLENKEEN DEVELOPMENT LLC","issuedDate":"2022-03-14","latestIssueDate":"2026-03-04","closureDate":null,"expirationDate":"2027-03-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"784419","type":"Vacant Residential Property / Lot","businessName":"GLENKEEN DEVELOPMENT LLC","legalName":"GLENKEEN DEVELOPMENT LLC","issuedDate":"2018-07-27","latestIssueDate":"2019-08-23","closureDate":"2020-09-24","expirationDate":"2020-07-26","inactiveDate":"2020-09-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 5810% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $10,600 to $626,500","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #39311: OPEN · Granted; related permit 1023857. Use permit #927633: COMPLETED.","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: GP-2020-009497 (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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (114 E MARTHART AVE, HAVERTOWN PA, 19083).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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 #784419: Inactive since Sep 24, 2020","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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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"}]}