{"asOf":"2026-07-26T18:12:03.091Z","block":"1600-1699 S 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-s-23rd-st","address":"1632 S 23RD ST","parcelNumber":"364133000","source":"https://property.phila.gov/?p=364133000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"CHEN WEN HUI","coOwner":null,"marketValue":214700,"landAssessment":42940,"improvementAssessment":171760,"livableArea":1600,"yearBuilt":1925,"lastSale":{"price":55000,"date":"2016-03-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1902396","date":"2010-11-29","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1902395","date":"2010-11-29","code":"FC-410.4/1","title":"FDC-FIRE 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BLDG","status":null,"resolutionDate":null,"resolution":null}]},{"number":"412530","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-29","completedDate":null,"violations":[{"number":"3031136","date":"2013-12-09","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2012,"n":3,"worst":null},{"y":2013,"n":4,"worst":null}],"investigations":[{"caseNumber":"65833","date":"2006-06-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"65833","date":"2006-07-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"65833","date":"2006-07-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"76023","date":"2008-11-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"65833","date":"2008-11-05","type":"PRECOURT","status":"PASSED"},{"caseNumber":"260057","date":"2010-11-29","type":"HC FAMILY","status":"FAILED"},{"caseNumber":"260057","date":"2010-12-08","type":"HC FAMILY","status":"PASSED"},{"caseNumber":"323701","date":"2012-04-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"323701","date":"2012-06-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"376693","date":"2013-04-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"376693","date":"2013-05-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"376693","date":"2013-06-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"376693","date":"2013-11-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"376693","date":"2013-11-29","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"412530","date":"2013-12-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"376693","date":"2013-12-09","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2008,"fails":0,"passes":2},{"y":2010,"fails":1,"passes":1},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":4,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.931410231416976,"lng":-75.18348666173283,"geom":{"type":"Polygon","coordinates":[[[-75.183371982,39.931417079],[-75.183381632,39.931373869],[-75.18360082,39.931403227],[-75.183592041,39.931446667],[-75.183371982,39.931417079]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":4,"baths":1,"stories":2,"lotArea":1016,"zoning":"RSA5","grade":"B+","basement":"D","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"2237 S 9TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE AS A DAY CARE FOR PERIODS OF LESS THAN TWENTY-FOUR (24) CONSECUTIVE HOURS, TO INCLUDE ACCESSORY PREPARING AND SERVING OF FOOD, IN ALL FLOORS OF AN EXISTING \nTWO (2) STORY ATTACHED STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2010-08-03","number":"11353","relatedPermit":"263226"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":74100,"taxable":74100,"land":10770,"improvement":63330,"taxableLand":10770,"taxableImprovement":63330,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":74100,"taxable":74100,"land":14524,"improvement":59576,"taxableLand":14524,"taxableImprovement":59576,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":74100,"taxable":44100,"land":14524,"improvement":59576,"taxableLand":14524,"taxableImprovement":29576,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":89400,"taxable":49400,"land":17500,"improvement":71900,"taxableLand":17500,"taxableImprovement":31900,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":96100,"taxable":51100,"land":18812,"improvement":77288,"taxableLand":18812,"taxableImprovement":32288,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":96100,"taxable":51100,"land":18812,"improvement":77288,"taxableLand":18812,"taxableImprovement":32288,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":96100,"taxable":51100,"land":18812,"improvement":77288,"taxableLand":18812,"taxableImprovement":32288,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":176600,"taxable":96600,"land":35320,"improvement":141280,"taxableLand":35320,"taxableImprovement":61280,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":176600,"taxable":96600,"land":35320,"improvement":141280,"taxableLand":35320,"taxableImprovement":61280,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":195200,"taxable":95200,"land":39040,"improvement":156160,"taxableLand":39040,"taxableImprovement":56160,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":195200,"taxable":95200,"land":39040,"improvement":156160,"taxableLand":39040,"taxableImprovement":56160,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":214700,"taxable":114700,"land":42940,"improvement":171760,"taxableLand":42940,"taxableImprovement":71760,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1333,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"233498","date":"2009-08-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-08-24","scope":"USE SPACE AS A CHILDCARE FOR 6 CHILDREN WITH 3 UNDER THE AGE OF 2 1/2 YRS OF AGE."},{"number":"263226","date":"2010-08-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-08-03","scope":"CHANGE FROM A FAMILY DAYCARE TO A GROUP DAYCARE (FOR 12 CHILDREN)"},{"number":"294544","date":"2010-08-30","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-11-02","scope":"CERTIFICATE OF OCCUPANCY FOR DAYCARE WITH ACCESSORY NON SEPARATED USES. DAYCARE LOCATED ON GRADE LEVEL/PREP & SERVING OF FOOD/ ACCESSIBLE ENTRANCE. ACCESSORY OFFICE & BATHROOM 2ND FLOOR. NO SIGNS THIS PERMIT. BUILDING WITH 1 EXIT STATUS. TEMPORARY OCCUPANCY 2 YEARS PER PROVISO."}],"storyTag":"Renovated & sold on","storyDelta":4.5,"timeline":[{"y":2008,"k":"insp","w":"Inspection passed ×2"},{"y":2009,"k":"permit","w":"Use"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2010,"k":"permit","w":"Use"},{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Administrative"},{"y":2012,"k":"viol","w":"3 L&I violations"},{"y":2012,"k":"insp","w":"Inspection failed"},{"y":2013,"k":"viol","w":"4 L&I violations"},{"y":2013,"k":"insp","w":"Inspection failed ×4"},{"y":2016,"k":"sale","p":55000}],"rented":false,"licenses":[{"number":"243105","type":"Rental","status":"Inactive","businessName":"JERRY GIALLORETO","legalName":"JERRY GIALLORETO","address":"1632 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-04-29","latestIssueDate":"2003-04-29","expirationDate":"2004-02-29","inactiveDate":null},{"number":"263935","type":"Rental","status":"Inactive","businessName":"JOSEPH DESTRA JR (RALPH FRAGAPANE)","legalName":"JOSEPH DESTRA JR","address":"1632 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-15","latestIssueDate":"2005-03-01","expirationDate":"2006-02-28","inactiveDate":"2005-10-13"},{"number":"340784","type":"Rental","status":"Inactive","businessName":"PARSAS LLC","legalName":"PARSAS LLC","address":"1632 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-10-13","latestIssueDate":"2012-07-09","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"521379","type":"Child Care Facility","status":"Inactive","businessName":"GERMAINE CHERRY (BETTER DAYS CHILD CARE)","legalName":"GERMAINE CHERRY","address":"1632 S 23RD ST","revenueCode":"3397","rentalCategory":null,"units":null,"issuedDate":"2010-12-13","latestIssueDate":"2011-02-18","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"521379","type":"Child Care Facility","businessName":"GERMAINE CHERRY (BETTER DAYS CHILD CARE)","legalName":"GERMAINE CHERRY","issuedDate":"2010-12-13","latestIssueDate":"2011-02-18","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"340784","type":"Rental","businessName":"PARSAS LLC","legalName":"PARSAS LLC","issuedDate":"2005-10-13","latestIssueDate":"2012-07-09","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"263935","type":"Rental","businessName":"JOSEPH DESTRA JR (RALPH FRAGAPANE)","legalName":"JOSEPH DESTRA JR","issuedDate":"2004-03-15","latestIssueDate":"2005-03-01","closureDate":"2005-10-13","expirationDate":"2006-02-28","inactiveDate":"2005-10-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"243105","type":"Rental","businessName":"JERRY GIALLORETO","legalName":"JERRY GIALLORETO","issuedDate":"2003-04-29","latestIssueDate":"2003-04-29","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #11353: CLOSED · Granted with conditions; related permit 263226. Use permit #233498: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 3 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 9, 2013.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Child Care Facility #521379: 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 4 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. 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"}]}