{"asOf":"2026-07-27T12:53:43.526Z","block":"1400-1499 S 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-s-21st-st","address":"1427 S 21ST ST","parcelNumber":"363263600","source":"https://property.phila.gov/?p=363263600","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"URBAN REAL ESTATE INVESTM","coOwner":null,"marketValue":284000,"landAssessment":56800,"improvementAssessment":227200,"livableArea":1440,"yearBuilt":2010,"lastSale":{"price":1,"date":"2008-05-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"613459","date":"2007-06-29","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"613460","date":"2007-06-29","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"613458","date":"2007-06-29","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"118933","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":"2007-06-29","completedDate":"2008-03-19","violations":[{"number":"613459","date":"2007-06-29","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"613460","date":"2007-06-29","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"613458","date":"2007-06-29","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null}],"investigations":[{"caseNumber":"43601","date":"2005-08-04","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"118933","date":"2007-06-21","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":1},{"y":2007,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93351860264565,"lng":-75.17930792290636,"geom":{"type":"Polygon","coordinates":[[[-75.17940019,39.933505319],[-75.179389394,39.933554903],[-75.179215483,39.933531355],[-75.179225363,39.933482734],[-75.17940019,39.933505319]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":2,"stories":2,"lotArea":990,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 273, WEST POINT PA, 19486","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF TWO STORY STRUCTURE (MAXIMUM HEIGHT NTE 24 FEET) WITH A BASEMENT FOR USE AS A TWO FAMILY DWELLING (SIZE AND LOCATION AS SHOWN ON THE APPLICATION).","status":"CLOSED","outcome":"Granted with conditions","date":"2008-06-17","number":"5272","relatedPermit":"141469"},{"type":"Building standards appeal","grounds":"ON 12/8/08 DEPARTMENT OF LICENSES & INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION #159376","status":"OPEN","outcome":"APPROVED","date":"2009-02-10","number":"8034","relatedPermit":"159376"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":109500,"taxable":28028,"land":10110,"improvement":99390,"taxableLand":10110,"taxableImprovement":17918,"exemptLand":0,"exemptImprovement":81472},{"y":2017,"v":109500,"taxable":37818,"land":22053,"improvement":87447,"taxableLand":22053,"taxableImprovement":15765,"exemptLand":0,"exemptImprovement":71682},{"y":2018,"v":109500,"taxable":37818,"land":22053,"improvement":87447,"taxableLand":22053,"taxableImprovement":15765,"exemptLand":0,"exemptImprovement":71682},{"y":2019,"v":180500,"taxable":62339,"land":36352,"improvement":144148,"taxableLand":36352,"taxableImprovement":25987,"exemptLand":0,"exemptImprovement":118161},{"y":2020,"v":194200,"taxable":194200,"land":39112,"improvement":155088,"taxableLand":39112,"taxableImprovement":155088,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":194200,"taxable":194200,"land":39112,"improvement":155088,"taxableLand":39112,"taxableImprovement":155088,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":194200,"taxable":194200,"land":39112,"improvement":155088,"taxableLand":39112,"taxableImprovement":155088,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":342000,"taxable":342000,"land":68400,"improvement":273600,"taxableLand":68400,"taxableImprovement":273600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":342000,"taxable":342000,"land":68400,"improvement":273600,"taxableLand":68400,"taxableImprovement":273600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":324800,"taxable":324800,"land":64960,"improvement":259840,"taxableLand":64960,"taxableImprovement":259840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":324800,"taxable":324800,"land":64960,"improvement":259840,"taxableLand":64960,"taxableImprovement":259840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":284000,"taxable":284000,"land":56800,"improvement":227200,"taxableLand":56800,"taxableImprovement":227200,"exemptLand":0,"exemptImprovement":0}],"taxNow":4547,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"68639","date":"2007-04-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":null,"scope":"REBUILD THE EXISTING FRONT WALL ON THE EXISTING FOUNDATION. WALL CONSTRUCTION TO BE 2\" X 6\", 1/2\" PLYWOOD AND BRICK VENEER. WALL TILE REQUIRED EVERY 4 SQ. FT."},{"number":"98601","date":"2007-10-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-10-02","scope":"COMPLETE DEMO"},{"number":"98602","date":"2007-10-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-06-10","scope":"COMPLETE DEMO"},{"number":"141469","date":"2008-06-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-06-18","scope":"VACANT LOT TO 2 FAMILY DWELLING"},{"number":"159376","date":"2009-02-25","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2010-01-29","scope":"ERECTION OF 2 STORY STRUCTURE WITH A BASEMENT, ON EXISTING FOUNDATION, FOR USE AS A TWO FAMILY DWELLING"},{"number":"208773","date":"2009-04-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-03","scope":"INSTALL 200 AMP SINGLE PHASE SERVICE, TWO METER SOCKETS AND PANEL WIRING. INSTALL (20)LIGHT FIXTURES, (20)SWITCHES, (40)RECEPTACLES.... IN ACCORDANCE WITH 2005 NEC"},{"number":"208771","date":"2009-04-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-01-15","scope":"INSTALL TWO KITCHEN SINKS, TWO WATER CLOSETS, TWO LAVS AND TWO BATHTUBS"},{"number":"210270","date":"2009-04-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-01-15","scope":"INSTALL TWO 30,000 BTU ELECTRIC HEAT PUMPS AT SECOND AND THIRD FLOOR APARTMENTS. INCLUDES RELATED DUCTWORK. NO PENETRATION OF ANY FIRE RATED ASSEMBLIES ALLOWED UNDER THIS PERMIT"},{"number":"225285","date":"2009-07-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-01-15","scope":"INSTALLATION OF FIRE SPRINKLER SYSTEM WITH A NEW BACKFLOW PREVENTION SYSTEM FOR A DUPLEX AS PER PLANS."},{"number":"670796","date":"2016-02-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-28","scope":"REPLACE WATER SERVICE PA20160402086 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"834193","date":"2017-11-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-11","scope":"REPLACE CURB TRAP PA20173252883(SFD) \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"PP-2021-015021","date":"2021-08-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-03-02","scope":"Install a backflow device on domestic water line as per PWD specs"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2008,"k":"appeal","w":"Appeal granted with conditions"},{"y":2008,"k":"permit","w":"Zoning/use"},{"y":2009,"k":"appeal","w":"Appeal approved"},{"y":2009,"k":"permit","w":"New construction"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Mechanical"},{"y":2009,"k":"permit","w":"Suppression"},{"y":2013,"k":"demo"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"554326","type":"Rental","status":"Active","businessName":"URBAN REAL ESTATE INVESTMENT INC","legalName":"URBAN REAL ESTATE INVESTMENT INC","address":"1427 S 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-02-09","latestIssueDate":"2026-02-15","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"554326","type":"Rental","businessName":"URBAN REAL ESTATE INVESTMENT INC","legalName":"URBAN REAL ESTATE INVESTMENT INC","issuedDate":"2012-02-09","latestIssueDate":"2026-02-15","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 76% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $194,200 to $342,000","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 #5272: CLOSED · Granted with conditions; related permit 141469. Use permit #98601: 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: PP-2021-015021 (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 (PO BOX 273, WEST POINT PA, 19486).","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":"2 fire/suppression-related permits 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":"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":"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 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.","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"}]}