{"asOf":"2026-07-26T13:33:50.753Z","block":"1700-1799 S RINGGOLD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-ringgold-st","address":"1700 S RINGGOLD ST","parcelNumber":"364170205","source":"https://property.phila.gov/?p=364170205","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"TROVE CAPITAL AFFORDABLE HOUSING II LLC","coOwner":null,"marketValue":90800,"landAssessment":90800,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":10000,"date":"2026-01-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-036599","date":"2026-05-28","code":"P-311.1","title":"NO TOILET FACILITIES FOR WORKERS\n","status":"SVN ISSUED","resolutionDate":"2026-05-29","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2026-060210","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-28","completedDate":"2026-06-09","violations":[{"number":"VI-2026-036599","date":"2026-05-28","code":"P-311.1","title":"NO TOILET FACILITIES FOR WORKERS\n","status":"SVN ISSUED","resolutionDate":"2026-05-29","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-060210","date":"2026-05-29","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93137919145971,"lng":-75.18568801681515,"geom":{"type":"Polygon","coordinates":[[[-75.185600805,39.931389405],[-75.185610417,39.931347208],[-75.185774603,39.931368693],[-75.185765854,39.931411326],[-75.185600805,39.931389405]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":768,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1700 S RINGGOLD ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8000,"taxable":0,"land":8000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":8000,"exemptImprovement":0},{"y":2017,"v":22500,"taxable":0,"land":22500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":22500,"exemptImprovement":0},{"y":2018,"v":22500,"taxable":0,"land":22500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":22500,"exemptImprovement":0},{"y":2019,"v":22500,"taxable":0,"land":22500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":22500,"exemptImprovement":0},{"y":2020,"v":22500,"taxable":0,"land":22500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":22500,"exemptImprovement":0},{"y":2021,"v":22500,"taxable":0,"land":22500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":22500,"exemptImprovement":0},{"y":2022,"v":22500,"taxable":0,"land":22500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":22500,"exemptImprovement":0},{"y":2023,"v":84600,"taxable":0,"land":84600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":84600,"exemptImprovement":0},{"y":2024,"v":84600,"taxable":0,"land":84600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":84600,"exemptImprovement":0},{"y":2025,"v":126400,"taxable":0,"land":126400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":126400,"exemptImprovement":0},{"y":2026,"v":126400,"taxable":0,"land":126400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":126400,"exemptImprovement":0},{"y":2027,"v":90800,"taxable":0,"land":90800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":90800,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-007208","date":"2025-07-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For erection of an attach corner structure for use as single-family household living. Size and location per plan."},{"number":"RP-2025-009507","date":"2026-03-27","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED TWO-STORY STRUCTURE FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 5 FEET (1/4TH OF HEIGHT OF BUILDING) OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK. ** BLOWER DOOR TESTING SHALL BE PERFORMED IN ACCORDANCE WITH ASTM E 779 OR ASTM E 1827 BY AN APPROVED THIRD-PARTY AGENCY **EXCAVATION PERMIT REQUIRED **"},{"number":"SP-2026-000374","date":"2026-03-30","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for RP-2025-009507"},{"number":"EP-2026-002622","date":"2026-04-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2025-009507"},{"number":"PP-2026-004852","date":"2026-05-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install vents, drains, water lines, 2 toilets, 2 lavs, 1 kitchen sink, 1 tub, 1 shower, 1 hot water heater, 1 washer box, 1 hose bib, 1 sump pump, 1 ejector pump, house drain, house trap, fresh air inlets, and a 1\" combined water line."},{"number":"MP-2026-001766","date":"2026-05-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2025-009507"},{"number":"FP-2026-000947","date":"2026-06-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF ONE-INCH COMBINED FIRE/DOMESTIC WATER SERVICE LINE AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13D."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 276% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $22,500 to $84,600","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":"6 permits not marked completed: RP-2025-009507 (Issued), SP-2026-000374 (Issued), EP-2026-002622 (Issued), PP-2026-004852 (Issued), MP-2026-001766 (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":"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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation 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/"}]}