{"asOf":"2026-07-25T22:56:34.976Z","block":"1900-1999 PIERCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-pierce-st","address":"1910 PIERCE ST","parcelNumber":"363154200","source":"https://property.phila.gov/?p=363154200","ownerType":"investor","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":"AYO 1918 LLC","coOwner":null,"marketValue":296200,"landAssessment":59240,"improvementAssessment":236960,"livableArea":1046,"yearBuilt":1925,"lastSale":{"price":98000,"date":"2018-12-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"4988013","date":"2019-03-27","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4988015","date":"2019-03-27","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4988014","date":"2019-03-27","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"677979","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-03-28","completedDate":"2019-06-25","violations":[{"number":"4988013","date":"2019-03-27","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4988015","date":"2019-03-27","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4988014","date":"2019-03-27","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":3,"worst":null}],"investigations":[{"caseNumber":"677979","date":"2019-03-27","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"677979","date":"2019-06-25","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9294372447853,"lng":-75.17715976610309,"geom":{"type":"Polygon","coordinates":[[[-75.177145887,39.929372368],[-75.177200638,39.929379609],[-75.177172722,39.929502557],[-75.177119568,39.92949569],[-75.177145887,39.929372368]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":1,"stories":2,"lotArea":679,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"BOX 21794, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":324.47,"principal":242.34,"interest":56.44,"penalty":2.42}],"taxNet":324.47,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82200,"taxable":52200,"land":7806,"improvement":74394,"taxableLand":7806,"taxableImprovement":44394,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":82200,"taxable":52200,"land":15125,"improvement":67075,"taxableLand":15125,"taxableImprovement":37075,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":82200,"taxable":52200,"land":15125,"improvement":67075,"taxableLand":15125,"taxableImprovement":37075,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":121800,"taxable":81800,"land":22411,"improvement":99389,"taxableLand":22411,"taxableImprovement":59389,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":228000,"taxable":121802,"land":38800,"improvement":189200,"taxableLand":38800,"taxableImprovement":83002,"exemptLand":0,"exemptImprovement":106198},{"y":2021,"v":228000,"taxable":121802,"land":38800,"improvement":189200,"taxableLand":38800,"taxableImprovement":83002,"exemptLand":0,"exemptImprovement":106198},{"y":2022,"v":228000,"taxable":121802,"land":38800,"improvement":189200,"taxableLand":38800,"taxableImprovement":83002,"exemptLand":0,"exemptImprovement":106198},{"y":2023,"v":334800,"taxable":184461,"land":66960,"improvement":267840,"taxableLand":66960,"taxableImprovement":117501,"exemptLand":0,"exemptImprovement":150339},{"y":2024,"v":334800,"taxable":184461,"land":66960,"improvement":267840,"taxableLand":66960,"taxableImprovement":117501,"exemptLand":0,"exemptImprovement":150339},{"y":2025,"v":322600,"taxable":177740,"land":64520,"improvement":258080,"taxableLand":64520,"taxableImprovement":113220,"exemptLand":0,"exemptImprovement":144860},{"y":2026,"v":322600,"taxable":177740,"land":64520,"improvement":258080,"taxableLand":64520,"taxableImprovement":113220,"exemptLand":0,"exemptImprovement":144860},{"y":2027,"v":296200,"taxable":163194,"land":59240,"improvement":236960,"taxableLand":59240,"taxableImprovement":103954,"exemptLand":0,"exemptImprovement":133006}],"taxNow":2488,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"366339","date":"2011-10-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-10-26","scope":"REPLACE KITCHEN SINK AND WASTE LINE"},{"number":"936384","date":"2018-12-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-25","scope":"INSTALL 92% EFF 50,000 BTU FURNACE AND A/C UNIT RELATED DUCT WORK"},{"number":"936375","date":"2018-12-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-09-25","scope":"INTERIOR ALTERATIONS THROUGHOUT, TO INCLUDE DRYWALL, FRAMING, SHEETROCK, NEW KITCHEN AND NEW BATHROOM, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT. INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY,NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"936976","date":"2018-12-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 2 WATER CLOSETS, 1 BATH TUB, 2 LAV SINKS, 1 KITCHEN SINK, 1 LAUNDRY BOX PER 2004 PHILADELPHIA PLUMBING CODE"},{"number":"937921","date":"2018-12-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-28","scope":"REWIRE THROUGHOUT SWITCHES, RECEPTACLES, LIGHTS, SMOKE DETECTORS, CARBON MONOXIDE, CFI'S, CKTS & NEW BREAKERS USING EXISTING PANEL & SERVICE AS PER NEC 2008 SOUTH DISTRICT"},{"number":"960779","date":"2019-03-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-25","scope":"INSTALL SIX PLUMBING FIXTURES AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"964534","date":"2019-04-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-24","scope":"TOTAL REWIRE INCLUDING FIXTURES SWITCHES GFCI RECEPTACLES AS PER 2008 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":98000},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"825345","type":"Rental","status":"Active","businessName":"Jordan Katz","legalName":"Jordan Katz","address":"1910 PIERCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-10-01","latestIssueDate":"2025-09-11","expirationDate":"2026-09-30","inactiveDate":null}],"licenseActivity":[{"number":"825345","type":"Rental","businessName":"Jordan Katz","legalName":"Jordan Katz","issuedDate":"2019-10-01","latestIssueDate":"2025-09-11","closureDate":null,"expirationDate":"2026-09-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 47% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $228,000 to $334,800","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 936976 (EXPIRED).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 25, 2019.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","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. 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"}]}