{"asOf":"2026-07-26T15:23:10.836Z","block":"700-799 MERCY ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-mercy-st","address":"721 MERCY ST","parcelNumber":"393044700","source":"https://property.phila.gov/?p=393044700","ownerType":"owner-occupied","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":"MOSTOLLER DAVID BENEDICT","coOwner":null,"marketValue":426400,"landAssessment":85280,"improvementAssessment":341120,"livableArea":1344,"yearBuilt":2019,"lastSale":{"price":378000,"date":"2018-12-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"3994343","date":"2016-06-29","code":"CP-305","title":"RUBBISH/GARBAGE 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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":8,"worst":null},{"y":2017,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.923549948566794,"lng":-75.15889203545697,"geom":{"type":"Polygon","coordinates":[[[-75.158855027,39.923608848],[-75.158882393,39.923484666],[-75.158928648,39.923490547],[-75.158902261,39.923614864],[-75.158855027,39.923608848]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":3,"stories":3,"lotArea":649,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"721 MERCY ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[{"year":1997,"total":92.25,"principal":21.69,"interest":37.41,"penalty":1.52},{"year":1998,"total":108.4,"principal":30.41,"interest":49.72,"penalty":2.13},{"year":1999,"total":105.5,"principal":30.41,"interest":46.99,"penalty":2.13},{"year":2000,"total":102.6,"principal":30.41,"interest":44.25,"penalty":2.13},{"year":2001,"total":99.69,"principal":30.41,"interest":41.51,"penalty":2.13},{"year":2002,"total":96.79,"principal":30.41,"interest":38.77,"penalty":2.13},{"year":2003,"total":93.89,"principal":30.41,"interest":36.04,"penalty":2.13},{"year":2004,"total":90.99,"principal":30.41,"interest":33.3,"penalty":2.13},{"year":2005,"total":88.09,"principal":30.41,"interest":30.56,"penalty":2.13},{"year":2006,"total":85.19,"principal":30.41,"interest":27.83,"penalty":2.13},{"year":2007,"total":204.45,"principal":91.23,"interest":75.26,"penalty":6.39},{"year":2008,"total":207.38,"principal":97.31,"interest":71.52,"penalty":6.81},{"year":2009,"total":242.35,"principal":121.65,"interest":78.46,"penalty":8.52},{"year":2010,"total":230.74,"principal":121.65,"interest":67.51,"penalty":8.52},{"year":2011,"total":238.72,"principal":133.69,"interest":62.16,"penalty":9.36},{"year":2012,"total":233.86,"principal":138.84,"interest":52.06,"penalty":9.72},{"year":2013,"total":227.78,"principal":143.83,"interest":40.99,"penalty":10.07},{"year":2014,"total":290.28,"principal":147.94,"interest":28.85,"penalty":10.36},{"year":2015,"total":276.16,"principal":147.94,"interest":15.53,"penalty":10.36},{"year":2016,"total":259.82,"principal":154.54,"interest":2.32,"penalty":1.55}],"taxNet":3374.93,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"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":370000,"taxable":60000,"land":60000,"improvement":310000,"taxableLand":60000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":310000},{"y":2020,"v":370000,"taxable":60000,"land":60000,"improvement":310000,"taxableLand":60000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":310000},{"y":2021,"v":370000,"taxable":60000,"land":60000,"improvement":310000,"taxableLand":60000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":310000},{"y":2022,"v":370000,"taxable":60000,"land":60000,"improvement":310000,"taxableLand":60000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":310000},{"y":2023,"v":376400,"taxable":75280,"land":75280,"improvement":301120,"taxableLand":75280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":301120},{"y":2024,"v":376400,"taxable":75280,"land":75280,"improvement":301120,"taxableLand":75280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":301120},{"y":2025,"v":402800,"taxable":80560,"land":80560,"improvement":322240,"taxableLand":80560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":322240},{"y":2026,"v":402800,"taxable":80560,"land":80560,"improvement":322240,"taxableLand":80560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":322240},{"y":2027,"v":426400,"taxable":85280,"land":85280,"improvement":341120,"taxableLand":85280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":341120}],"taxNow":1128,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"751691","date":"2017-03-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-02","scope":"FOR THE ERECTION OF AN ATTACHED (3) THREE STORY STRUCTURE (NTE 38' HIGH) WITH A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE (SIZE AND LOCATION AS PER PLANS)."},{"number":"751698","date":"2017-03-02","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED LIGHT-FRAMED STRUCTURE TO INCLUDE NEW ROOF DECK, ACCESS PILOT HOUSE STRUCTURE, CONTINUOUS ROOF INSULATION, AND UNDERPINNING INSTALLATION. **SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. PER CODE BULLETIN B-0702, WRITTEN NOTICE SHALL BE PROVIDED TO THE OWNERS OF THE ADJOINING PROPERTY ADVISING THEM THAT THE EXCAVATION IS TO BE MADE AND THAT ADJOINING BUILDINGS SHOULD BE PROTECTED, TO BE DELIVERED NOT LESS THAN TEN (10) DAYS PRIOR TO THE SCHEDULED START DATE OF THE EXCAVATION. APPROVAL OF CONSTRUCTION PLANS DOES NOT BESTOW ANY RIGHT TO ENTER UPON OR DISTURB THE ADJOINING PROPERTY WITHOUT THAT OWNER'S PERMISSION.**"},{"number":"860488","date":"2018-03-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-14","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"},{"number":"862028","date":"2018-03-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-18","scope":"INSTALL A NEW 200AMP SERVICE AND COMPLETE WIRING OF BUILDING TO INCLUDE 30-CIRCUITS,50-OUTLETS,25-SWITCHES,40-LIGHTS AND (9)120V SMOKES/CARBONS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"857966","date":"2018-04-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-06-14","scope":"INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D STANDARDS WITH A 1 INCH COMBINE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"869611","date":"2018-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-14","scope":"1'WS, HD, CT, FAI, AD PA20181100008 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION. FIXTURES, 3-WC,3-LAV,1-BT,2-SH,1-KS,1-WM,1-GD, STACK, HWH THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"8 L&I violations"},{"y":2016,"k":"land","p":43000},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"land","p":93000},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"land","p":378000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #751691: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 751698 (EXPIRED).","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":"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 10 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"}]}