{"asOf":"2026-07-28T00:19:10.913Z","block":"2000-2099 S 7TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-s-7th-st","address":"2025 S 7TH ST","parcelNumber":"393164305","source":"https://property.phila.gov/?p=393164305","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"XIONG ZHEN HANG","coOwner":"WU PING YING","marketValue":453100,"landAssessment":90620,"improvementAssessment":362480,"livableArea":3031,"yearBuilt":1915,"lastSale":{"price":88000,"date":"2013-08-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1633449","date":"2010-03-17","code":"PM-102.1/1","title":"LICENSE-RES 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FIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"445244","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-29","completedDate":"2015-05-06","violations":[{"number":"3355096","date":"2014-07-14","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":13,"worst":null},{"y":2014,"n":1,"worst":null}],"investigations":[{"caseNumber":"228896","date":"2010-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"228896","date":"2010-03-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"228896","date":"2010-03-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"236559","date":"2010-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"236559","date":"2010-06-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"236559","date":"2010-07-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"236559","date":"2010-07-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"236559","date":"2013-08-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"445244","date":"2014-07-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"445244","date":"2014-10-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"445244","date":"2015-05-06","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2010,"fails":5,"passes":1},{"y":2013,"fails":0,"passes":1},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.923384456944476,"lng":-75.15788796460886,"geom":{"type":"Polygon","coordinates":[[[-75.157785914,39.923395001],[-75.157794551,39.923348593],[-75.157989585,39.923373556],[-75.15798101,39.92342056],[-75.157785914,39.923395001]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-003899","type":"Sprinkler Certification","inspectionDate":"2024-01-10","result":"Certified","expirationDate":"2025-01-10","buildingId":"1456062"},{"number":"BC-2024-012872","type":"Fire Alarm Certification","inspectionDate":"2024-05-06","result":"Certified","expirationDate":"2025-05-06","buildingId":"1456062"},{"number":"BC-2025-010377","type":"Fire Alarm Certification","inspectionDate":"2025-04-19","result":"Certified","expirationDate":"2026-04-19","buildingId":"1456062"},{"number":"BC-2025-033732","type":"Sprinkler Certification","inspectionDate":"2025-12-15","result":"Certified","expirationDate":"2026-12-15","buildingId":"1456062"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":6,"baths":3,"stories":3,"lotArea":953,"zoning":"CMX2","grade":"C+","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2035 WASHINGTON AVE, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THREE (3) HOUSEHOLD LIVING UNITS IN AN EXISTING THREE (3) STORY ATTACHED STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2015-04-01","number":"24052","relatedPermit":"570023"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":223200,"taxable":223200,"land":17600,"improvement":205600,"taxableLand":17600,"taxableImprovement":205600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":223200,"taxable":223200,"land":17600,"improvement":205600,"taxableLand":17600,"taxableImprovement":205600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":154700,"taxable":154700,"land":26376,"improvement":128324,"taxableLand":26376,"taxableImprovement":128324,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":176600,"taxable":176600,"land":30110,"improvement":146490,"taxableLand":30110,"taxableImprovement":146490,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":191300,"taxable":191300,"land":32616,"improvement":158684,"taxableLand":32616,"taxableImprovement":158684,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":191300,"taxable":191300,"land":32616,"improvement":158684,"taxableLand":32616,"taxableImprovement":158684,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":191300,"taxable":191300,"land":32616,"improvement":158684,"taxableLand":32616,"taxableImprovement":158684,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":258200,"taxable":258200,"land":51640,"improvement":206560,"taxableLand":51640,"taxableImprovement":206560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":258200,"taxable":258200,"land":51640,"improvement":206560,"taxableLand":51640,"taxableImprovement":206560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":382600,"taxable":382600,"land":76520,"improvement":306080,"taxableLand":76520,"taxableImprovement":306080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":382600,"taxable":382600,"land":76520,"improvement":306080,"taxableLand":76520,"taxableImprovement":306080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":453100,"taxable":453100,"land":90620,"improvement":362480,"taxableLand":90620,"taxableImprovement":362480,"exemptLand":0,"exemptImprovement":0}],"taxNow":5356,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"529920","date":"2014-04-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-14","scope":"SIDING EXTERIOR WALL,HOME OWNER IS DOING THE WORK."},{"number":"570023","date":"2015-06-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-06-11","scope":"THREE (3) FAMILY DWELLING IN AN EXISTING THREE STORY BUILDING."},{"number":"617088","date":"2015-09-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-05-21","scope":"COMPLETE CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL III ALTERATIONS TO INCLUDE FIT OUT TO CREATE THREE (3) DWELLING UNITS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. *NO STRUCTURAL WORK ON THIS PERMIT* ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED/MARKED PLANS."},{"number":"663460","date":"2016-02-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-05-21","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM PER NFPA 13R STANDARD WITH 2 INCH FIRE SERVICE LINE AS PER PLANS."}],"storyTag":"Improved","storyDelta":0.1,"timeline":[{"y":2010,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2012,"k":"sale","p":140000},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2013,"k":"sale","p":88000},{"y":2014,"k":"permit","w":"Alteration"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"appeal","w":"Appeal granted with conditions"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Suppression"}],"rented":false,"licenses":[{"number":"267472","type":"Rental","status":"Inactive","businessName":"CHIEN C CHAN","legalName":"CHIEN C CHAN","address":"2025 S 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-06-16","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"255793","type":"Rental","status":"Inactive","businessName":"SOUTHSIDE VENTURES","legalName":"SOUTHSIDE VENTURES","address":"2025 S 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2006-01-28","inactiveDate":"2012-08-31"},{"number":"478664","type":"Rental","status":"Inactive","businessName":"MIN YE","legalName":"MIN YE","address":"2025 S 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2009-07-10","latestIssueDate":"2013-06-27","expirationDate":"2014-02-28","inactiveDate":null},{"number":"605875","type":"Rental","status":"Closed","businessName":"ZHEN HANG XIONG","legalName":"ZHEN HANG XIONG","address":"2025 S 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-09-24","latestIssueDate":"2014-02-14","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"667898","type":"Rental","status":"Expired","businessName":"ZHEN HANG XIONG","legalName":"ZHEN HANG XIONG","address":"2025 S 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2015-06-11","latestIssueDate":"2025-06-26","expirationDate":"2026-06-30","inactiveDate":null}],"licenseActivity":[{"number":"667898","type":"Rental","businessName":"ZHEN HANG XIONG","legalName":"ZHEN HANG XIONG","issuedDate":"2013-09-24","latestIssueDate":"2025-06-26","closureDate":"2026-06-30","expirationDate":"2026-06-30","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"478664","type":"Rental","businessName":"MIN YE","legalName":"MIN YE","issuedDate":"2009-07-10","latestIssueDate":"2013-06-27","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"255793","type":"Rental","businessName":"SOUTHSIDE VENTURES","legalName":"SOUTHSIDE VENTURES","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2012-08-31","expirationDate":"2006-01-28","inactiveDate":"2012-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"267472","type":"Rental","businessName":"CHIEN C CHAN","legalName":"CHIEN C CHAN","issuedDate":"2004-06-16","latestIssueDate":"2005-04-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 48% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $258,200 to $382,600","no permit shown in 2024-2026"],"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 #24052: CLOSED · Granted with conditions; related permit 570023. Use permit #570023: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Dec 15, 2026; Fire Alarm Certification: Certified through Apr 19, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"7 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 6, 2015.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 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. 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"}]}