{"asOf":"2026-07-26T15:23:10.836Z","block":"700-799 MERCY ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-mercy-st","address":"703 MERCY ST","parcelNumber":"393043800","source":"https://property.phila.gov/?p=393043800","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":"LEACH JOHN","coOwner":null,"marketValue":483100,"landAssessment":96620,"improvementAssessment":386480,"livableArea":1680,"yearBuilt":2021,"lastSale":{"price":425000,"date":"2021-05-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"1411140","date":"2009-07-31","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1690230","date":"2010-05-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1690231","date":"2010-05-19","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1702713","date":"2010-06-01","code":"CP-102","title":"LICENSE - VACANT LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"208863","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-07-31","completedDate":"2009-08-26","violations":[{"number":"1411140","date":"2009-07-31","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"235977","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-05-20","completedDate":null,"violations":[{"number":"1690230","date":"2010-05-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1690231","date":"2010-05-19","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"237464","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-06-01","completedDate":null,"violations":[{"number":"1702713","date":"2010-06-01","code":"CP-102","title":"LICENSE - VACANT LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2010,"n":3,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92349445468101,"lng":-75.1584570260682,"geom":{"type":"Polygon","coordinates":[[[-75.158417469,39.923553001],[-75.158444813,39.923428835],[-75.158496662,39.923436294],[-75.158469191,39.923559893],[-75.158417469,39.923553001]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":null,"stories":3,"lotArea":644,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"703 MERCY ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACED STRUCTURE. FOR USE AS A TWO (2) FAMILY DWELLING. SIZE AND LOCATION AS SHOWN IN APPLICATION.","status":"CLOSED","outcome":"Denied","date":"2013-11-05","number":"21329","relatedPermit":"482894"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9600,"taxable":9600,"land":9600,"improvement":0,"taxableLand":9600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":24600,"taxable":24600,"land":24600,"improvement":0,"taxableLand":24600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":24600,"taxable":24600,"land":24600,"improvement":0,"taxableLand":24600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":24600,"taxable":24600,"land":24600,"improvement":0,"taxableLand":24600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":24600,"taxable":24600,"land":24600,"improvement":0,"taxableLand":24600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":24600,"taxable":24600,"land":24600,"improvement":0,"taxableLand":24600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":24600,"taxable":24600,"land":24600,"improvement":0,"taxableLand":24600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":65400,"taxable":65400,"land":65400,"improvement":0,"taxableLand":65400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":439000,"taxable":87800,"land":87800,"improvement":351200,"taxableLand":87800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":351200},{"y":2025,"v":447500,"taxable":89500,"land":89500,"improvement":358000,"taxableLand":89500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":358000},{"y":2026,"v":447500,"taxable":89500,"land":89500,"improvement":358000,"taxableLand":89500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":358000},{"y":2027,"v":483100,"taxable":96620,"land":96620,"improvement":386480,"taxableLand":96620,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":386480}],"taxNow":1253,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1037840","date":"2020-01-31","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-11-06","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. 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."},{"number":"1037831","date":"2020-01-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-31","scope":"NEW CONSTRUCTION OF 3-STORY SINGLE FAMILY DWELLING WITH ROOF DECK AND PILOT HOUSE"},{"number":"MP-2020-001313","date":"2020-06-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-10-29","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 plInstall new furnace 92% 60 tbtu with 2.5 ton 13 seer AC. Run all new ductwork performed as 1 system 2 zone. Install new digital non-programmable Honeywell thermostats T1. ans."},{"number":"PP-2020-003668","date":"2020-06-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-10-29","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2020-003755","date":"2020-07-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-26","scope":"Installation of a 200 amp service and wire throughout a new single family dwelling per 2014 NEC"},{"number":"FP-2020-000241","date":"2020-07-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-10-29","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D, WITH A ONE-INCH FIRE SERVICE LINE, FOR A SINGLE-FAMILY DWELLING, AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"land","p":12000},{"y":2009,"k":"viol","w":"L&I violation"},{"y":2010,"k":"viol","w":"3 L&I violations"},{"y":2013,"k":"appeal","w":"Appeal denied"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"sale","p":425000}],"rented":false,"licenses":[{"number":"505547","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LI YI ZHOU","legalName":"LI YI ZHOU","address":"703 MERCY ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-06-15","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"}],"licenseActivity":[{"number":"505547","type":"Vacant Residential Property / Lot","businessName":"LI YI ZHOU","legalName":"LI YI ZHOU","issuedDate":"2010-06-15","latestIssueDate":"2014-03-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 571% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $65,400 to $439,000","no permit shown in 2023-2025"],"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 #21329: CLOSED · Denied; related permit 482894. Use permit #1037831: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #505547: Inactive since Apr 29, 2015","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":"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 3 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.","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"}]}