{"asOf":"2026-07-25T03:00:15.991Z","block":"1300-1399 S 17TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-17th-st","address":"1309 S 17TH ST","parcelNumber":"365190000","source":"https://property.phila.gov/?p=365190000","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"DERRO MARCO","coOwner":null,"marketValue":346300,"landAssessment":69260,"improvementAssessment":277040,"livableArea":1674,"yearBuilt":1915,"lastSale":{"price":122000,"date":"2014-09-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"2840225","date":"2013-02-13","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4427500","date":"2017-08-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4427501","date":"2017-08-19","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5284537","date":"2020-01-07","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5284551","date":"2020-01-07","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5284552","date":"2020-01-07","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-095559","date":"2023-12-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-02-20","resolution":"COMPLIED - 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The paperwork i received did not include any picture of where the violaton is on the building.  I received a notice on 12-21-2023. My appeal by date was 12-18-2023 so i receive","status":"Closed","outcome":"Withdrawn","date":"2023-12-24","number":"HA-2023-005259","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"I was sent a vacant violation notice, a vacant license was purchased. The property is not vacant, it is occupied weekly and also had a burglar alarm installed and registered with the city due to not being occupied every day.","status":"Closed","outcome":"Complete","date":"2026-04-08","number":"HA-2024-000189","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"Disagrees with the violation and/or action","status":"Closed","outcome":"Complete","date":"2026-05-06","number":"HA-2025-003489","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":89600,"taxable":89600,"land":12698,"improvement":76902,"taxableLand":12698,"taxableImprovement":76902,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":89600,"taxable":89600,"land":17472,"improvement":72128,"taxableLand":17472,"taxableImprovement":72128,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":89600,"taxable":89600,"land":17472,"improvement":72128,"taxableLand":17472,"taxableImprovement":72128,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":163900,"taxable":163900,"land":31900,"improvement":132000,"taxableLand":31900,"taxableImprovement":132000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":176300,"taxable":176300,"land":34313,"improvement":141987,"taxableLand":34313,"taxableImprovement":141987,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":176300,"taxable":176300,"land":34313,"improvement":141987,"taxableLand":34313,"taxableImprovement":141987,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":176300,"taxable":176300,"land":34313,"improvement":141987,"taxableLand":34313,"taxableImprovement":141987,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":290800,"taxable":290800,"land":58160,"improvement":232640,"taxableLand":58160,"taxableImprovement":232640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":290800,"taxable":290800,"land":58160,"improvement":232640,"taxableLand":58160,"taxableImprovement":232640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":321800,"taxable":321800,"land":64360,"improvement":257440,"taxableLand":64360,"taxableImprovement":257440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":321800,"taxable":321800,"land":64360,"improvement":257440,"taxableLand":64360,"taxableImprovement":257440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":346300,"taxable":346300,"land":69260,"improvement":277040,"taxableLand":69260,"taxableImprovement":277040,"exemptLand":0,"exemptImprovement":0}],"taxNow":4505,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2024-000371","date":"2024-01-25","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-02-28","scope":"**MAKE SAFE PERMIT** FOR THE INSTALLATION OF STAR BOLTS TO COMPLY CASE FILE CF-2023-125634 AS PER PLANS AND ENGINEERS REPORT. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."}],"storyTag":"Improved","storyDelta":-0.21,"timeline":[{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"appeal","w":"Appeal withdrawn"},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"645542","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MARCO DERRO","legalName":"MARCO DERRO","address":"1309 S 17TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-10-24","latestIssueDate":"2017-03-02","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"890166","type":"Handbill Distribution","status":"Inactive","businessName":"Greg Hall Atty at Law","legalName":"Greg Hall Atty at Law","address":"1309 S 17TH ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2022-03-20","latestIssueDate":"2022-03-20","expirationDate":"2023-03-19","inactiveDate":"2023-05-17"},{"number":"942601","type":"Vacant Residential Property / Lot","status":"Revoked","businessName":"Greg Hall Atty at Law","legalName":"Greg Hall Atty at Law","address":"1309 S 17TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-01-26","latestIssueDate":"2025-09-28","expirationDate":"2026-01-25","inactiveDate":null}],"licenseActivity":[{"number":"942601","type":"Vacant Residential Property / Lot","businessName":"Greg Hall Atty at Law","legalName":"Greg Hall Atty at Law","issuedDate":"2024-01-26","latestIssueDate":"2025-09-28","closureDate":"2026-01-25","expirationDate":"2026-01-25","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"890166","type":"Handbill Distribution","businessName":"Greg Hall Atty at Law","legalName":"Greg Hall Atty at Law","issuedDate":"2022-03-20","latestIssueDate":"2022-03-20","closureDate":"2023-05-17","expirationDate":"2023-03-19","inactiveDate":"2023-05-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"645542","type":"Vacant Residential Property / Lot","businessName":"MARCO DERRO","legalName":"MARCO DERRO","issuedDate":"2014-10-24","latestIssueDate":"2017-03-02","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["1 permit event since 2023","3 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #HA-2024-000189: Closed · Complete.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 12 historical violations across 8 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Aug 12, 2025.","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":"Vacant Residential Property / Lot #645542: Inactive since Apr 29, 2018; Handbill Distribution #890166: Inactive since May 17, 2023; Vacant Residential Property / Lot #942601: Revoked","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/"}],"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"}]}