{"asOf":"2026-07-24T16:38:33.644Z","block":"500-599 SNYDER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-snyder-ave","address":"531 SNYDER AVE","parcelNumber":"392069300","source":"https://property.phila.gov/?p=392069300","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"MARCUS DANA","coOwner":null,"marketValue":456800,"landAssessment":91360,"improvementAssessment":365440,"livableArea":1935,"yearBuilt":2022,"lastSale":{"price":446000,"date":"2021-12-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"517333","date":"2007-03-14","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"517330","date":"2007-03-14","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"517331","date":"2007-03-14","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"517332","date":"2007-03-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"105417","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-03-15","completedDate":"2007-07-30","violations":[{"number":"517333","date":"2007-03-14","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"517330","date":"2007-03-14","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"517331","date":"2007-03-14","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"517332","date":"2007-03-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":4,"worst":null}],"investigations":[{"caseNumber":"105417","date":"2007-03-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"105417","date":"2007-03-15","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92282504296215,"lng":-75.15605980032765,"geom":{"type":"Polygon","coordinates":[[[-75.156015452,39.922906444],[-75.156051686,39.922736521],[-75.156104152,39.922743689],[-75.156068007,39.922913451],[-75.156015452,39.922906444]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":4,"baths":null,"stories":3,"lotArea":945,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"531 SNYDER AVE, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR AN ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE A ROOF DECK ACCESSED BY A ROOFTOP STRUCTURE, A REAR DECK ON THE 2ND FLOOR WITH STAIRS TO GRADE, A REAR DECK ON THE THIRD FLOOR, AND AN INTERIOR ACCESSORY PARKING GARAGE, FOR USE AS ","status":"OPEN","outcome":"Dismissed","date":"2017-02-21","number":"28986","relatedPermit":"705018"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":14400,"taxable":14400,"land":14400,"improvement":0,"taxableLand":14400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":50600,"taxable":50600,"land":50600,"improvement":0,"taxableLand":50600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":50600,"taxable":50600,"land":50600,"improvement":0,"taxableLand":50600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":50600,"taxable":50600,"land":50600,"improvement":0,"taxableLand":50600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":50600,"taxable":50600,"land":50600,"improvement":0,"taxableLand":50600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":50600,"taxable":50600,"land":50600,"improvement":0,"taxableLand":50600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":50600,"taxable":50600,"land":50600,"improvement":0,"taxableLand":50600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":446000,"taxable":89200,"land":89200,"improvement":356800,"taxableLand":89200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":356800},{"y":2024,"v":446000,"taxable":89200,"land":89200,"improvement":356800,"taxableLand":89200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":356800},{"y":2025,"v":453000,"taxable":90600,"land":90600,"improvement":362400,"taxableLand":90600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":362400},{"y":2026,"v":453000,"taxable":90600,"land":90600,"improvement":362400,"taxableLand":90600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":362400},{"y":2027,"v":456800,"taxable":91360,"land":91360,"improvement":365440,"taxableLand":91360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":365440}],"taxNow":1268,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1024989","date":"2019-12-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-12-02","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38 FT.)WITH CELLAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS PER PLANS. FOR A SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"1055645","date":"2020-12-01","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-08-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEOTECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C/O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. ** Amend to show additional step on front elevation. Overall change in height. **"},{"number":"FP-2021-000145","date":"2021-02-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-08-17","scope":"FOR THE INSTALATION OF A NFPA 13D FIRE SUPRESSION SYSTEM FOR A RESIDENTIAL OCCUPANCY SERVICED BY A ONE INCH FIRE SERVICE LINE WITH A WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARD"},{"number":"PP-2021-003194","date":"2021-02-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-08-17","scope":"Installing 11 FIXTURES and 1 Washer Machine Installing 1\" Water Service, 5\" Curb Trap, 4\" MAIN Drain & 4\" Fresh Air Inlet"},{"number":"EP-2021-001639","date":"2021-02-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-10","scope":"wiring of newly framed home all wiring to be done in romex new circuits for kitchen all new hardwired smokes throughout new 200 amp service to be installed As per 2014 nec"},{"number":"MP-2021-001002","date":"2021-03-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-08-17","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (install new 95% heater 80,000 Btu Install 1 - 3 1/2 ton outdoor A/C condensor 42,000 BTU)."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"viol","w":"4 L&I violations"},{"y":2007,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"appeal","w":"Appeal dismissed"},{"y":2019,"k":"land","p":100000},{"y":2019,"k":"land","p":130000},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"land","p":446000}],"rented":true,"licenses":[{"number":"887639","type":"Rental","status":"Active","businessName":"Dana Marcus","legalName":"Dana Marcus","address":"531 SNYDER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-02-14","latestIssueDate":"2026-02-15","expirationDate":"2027-02-13","inactiveDate":null}],"licenseActivity":[{"number":"887639","type":"Rental","businessName":"Dana Marcus","legalName":"Dana Marcus","issuedDate":"2022-02-14","latestIssueDate":"2026-02-15","closureDate":null,"expirationDate":"2027-02-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 781% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $50,600 to $446,000","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 #28986: OPEN · Dismissed; related permit 705018. Use permit #1024989: 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":"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":"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 Mar 15, 2007.","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 4 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"}]}