{"asOf":"2026-07-24T23:55:48.974Z","block":"1100-1199 WATKINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-watkins-st","address":"1142 WATKINS ST","parcelNumber":"394000012","source":"https://property.phila.gov/?p=394000012","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"22","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"WATKINS ST LLC","coOwner":null,"marketValue":567800,"landAssessment":113560,"improvementAssessment":454240,"livableArea":2124,"yearBuilt":1915,"lastSale":{"price":400000,"date":"2020-09-30T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.928236110962125,"lng":-75.16492848252872,"geom":{"type":"Polygon","coordinates":[[[-75.164881659,39.928298846],[-75.164911983,39.928164945],[-75.164975303,39.928173642],[-75.164945061,39.928307045],[-75.164881659,39.928298846]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":5,"baths":3,"stories":3,"lotArea":891,"zoning":"CMX1","grade":null,"basement":"1","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1142 WATKINS ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A TWO (2) FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted","date":"2021-09-10","number":"ZP-2020-008375","relatedPermit":"ZP-2020-008375"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":238800,"taxable":238800,"land":47760,"improvement":191040,"taxableLand":47760,"taxableImprovement":191040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":600000,"taxable":271400,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":151400,"exemptLand":0,"exemptImprovement":328600},{"y":2026,"v":600000,"taxable":271400,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":151400,"exemptLand":0,"exemptImprovement":328600},{"y":2027,"v":567800,"taxable":256835,"land":113560,"improvement":454240,"taxableLand":113560,"taxableImprovement":143275,"exemptLand":0,"exemptImprovement":310965}],"taxNow":3799,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-000817","date":"2021-02-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-07-27","scope":"FOR THE ERECTION OF A ROOF DECK ACCESSED FROM THIRD FLOOR (FOR RESIDENTIAL USE ONLY) ON EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2021-000452","date":"2021-03-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-01","scope":"FOR THE ERECTION OF A ROOF DECK ACCESSED FROM THIRD FLOOR ON EXISTING ATTACHED STRUCTURE AND LEVEL III INTERIOR ALTERATION. FOR USE AS VACANT COMMERCIAL SPACE AT BASEMENT & FIRST FLOOR (SEPARATE USE PERMIT AND FIT-OUT REQUIRED PRIOR TO OCCUPANCY) AND ONE DWELLING UNIT ABOVE. BUILDING IS NOT SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP WORK. Amendment to remove one wall and two doors at ground-level residential entry."},{"number":"EP-2021-003934","date":"2021-05-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Cancelled","completedDate":"2022-05-17","scope":"New wire throughout. Lighting, outlets, switches smoke and CO alarms, 400 amp service, grounding, and electrical panels as per 2017 NEC. Install fire alarm as per 2016 NFPA 72. Amendment: remove fire alarm from permit service has been up dated as per plan have new permit updated as per new plans. New wire throughout. Lighting, outlets, switches smoke and CO alarms, 400 amp service, grounding, and electrical panels as per 2017 NEC."},{"number":"PP-2021-006495","date":"2021-06-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-01","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"ZP-2020-008375","date":"2021-08-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"MP-2021-005740","date":"2021-09-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-24","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Install 3 ton HVAC System Gas Electric package rooftop Install ductwork Install Ventilation Work for fans)."},{"number":"RP-2021-016934","date":"2021-11-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-07-27","scope":"For interior alterations to an existing attached two-family dwelling per plans. Alterations to include underpinning of the foundation and addition of an egress well leading to the rear yard and alteration to the existing egress well. Second floor unit not in scope. Separate permits required for all MEP work."},{"number":"PP-2021-023835","date":"2021-12-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-15","scope":"Rough and finish one bathroom, one powder room kitchen and washer"},{"number":"MP-2022-000392","date":"2022-01-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-15","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (install 60,000 BTU 95% gas furnace with 2 ton condenser and related ductwork for basement and 1st floor)."},{"number":"EP-2022-002933","date":"2022-04-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-27","scope":"100 Amp sub-panel; circuit for hot water heater, hvac unit connections, new kitchen branch circuits and appliance circuits, new high hat lighting throughout as per 2014 NEC"},{"number":"EP-2022-006497","date":"2022-06-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-26","scope":"NEW OUTLETS SWITCHES SMOKES LIGHTING AND CO'S NEW 300 AMP SERVICE AS PER PLANS 2014 NEC CODE FINISH WORK ONLY AND SERVICE 2ND FLOOR ONLY AS PER NEC 2014"},{"number":"AP-2022-006991","date":"2022-09-07","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-09-09","scope":"FOR CERTIFICATE OF OCCUPANCY (AS APPROVED ON RP-2021-016934 & CP-2021-000452 FOR PLANS) FOR R-3 IN EXISTING STRUCTURE. NO WORK THIS PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"1011286","type":"Rental","status":"Active","businessName":"Watkins St LLC","legalName":"Watkins St LLC","address":"1142 WATKINS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-06-25","latestIssueDate":"2026-06-25","expirationDate":"2027-06-24","inactiveDate":null}],"licenseActivity":[{"number":"1011286","type":"Rental","businessName":"Watkins St LLC","legalName":"Watkins St LLC","issuedDate":"2026-06-25","latestIssueDate":"2026-06-25","closureDate":null,"expirationDate":"2027-06-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 151% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $238,800 to $600,000","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 #ZP-2020-008375: Completed · Granted; related permit ZP-2020-008375.","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: EP-2021-003934 (Cancelled).","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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"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/"}],"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/"}]}