{"asOf":"2026-07-30T03:19:10.683Z","block":"2300-2399 S 12TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-s-12th-st","address":"2312 S 12TH ST","parcelNumber":"394244400","source":"https://property.phila.gov/?p=394244400","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"NESTICO MARIANNA","coOwner":null,"marketValue":320400,"landAssessment":64080,"improvementAssessment":256320,"livableArea":1600,"yearBuilt":1925,"lastSale":{"price":1,"date":"2019-03-22T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.921077658556904,"lng":-75.16683537259202,"geom":{"type":"Polygon","coordinates":[[[-75.166716086,39.921084306],[-75.166724528,39.921040698],[-75.166956107,39.921071837],[-75.166946858,39.921114136],[-75.166716086,39.921084306]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-001948","type":"Fire Alarm Certification","inspectionDate":"2023-02-17","result":"Certified","expirationDate":"2024-02-17","buildingId":"1536885"},{"number":"BC-2023-011475","type":"Fire Alarm Certification","inspectionDate":"2023-05-30","result":"Certified","expirationDate":"2024-05-30","buildingId":"1536885"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":1,"stories":2,"lotArea":1072,"zoning":"CMX1","grade":"C","basement":"D","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3115 S 19TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the proposed use, Two-Family Household Living (basement and second floors), within an existing structure.\n\nNo change to the previously approved use on the first floor level (Group Child Care).","status":"Prepare Meeting","outcome":null,"date":"2026-10-21","number":"ZP-2026-004474","relatedPermit":"ZP-2026-004474"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":244700,"taxable":244700,"land":14798,"improvement":229902,"taxableLand":14798,"taxableImprovement":229902,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":244700,"taxable":244700,"land":14798,"improvement":229902,"taxableLand":14798,"taxableImprovement":229902,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":168800,"taxable":168800,"land":36461,"improvement":132339,"taxableLand":36461,"taxableImprovement":132339,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":230200,"taxable":230200,"land":49723,"improvement":180477,"taxableLand":49723,"taxableImprovement":180477,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":249400,"taxable":249400,"land":53870,"improvement":195530,"taxableLand":53870,"taxableImprovement":195530,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":249400,"taxable":249400,"land":53870,"improvement":195530,"taxableLand":53870,"taxableImprovement":195530,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":249400,"taxable":249400,"land":53870,"improvement":195530,"taxableLand":53870,"taxableImprovement":195530,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":316600,"taxable":316600,"land":63320,"improvement":253280,"taxableLand":63320,"taxableImprovement":253280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":316600,"taxable":316600,"land":63320,"improvement":253280,"taxableLand":63320,"taxableImprovement":253280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":321100,"taxable":321100,"land":64220,"improvement":256880,"taxableLand":64220,"taxableImprovement":256880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":321100,"taxable":321100,"land":64220,"improvement":256880,"taxableLand":64220,"taxableImprovement":256880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":320400,"taxable":320400,"land":64080,"improvement":256320,"taxableLand":64080,"taxableImprovement":256320,"exemptLand":0,"exemptImprovement":0}],"taxNow":4495,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"309075","date":"2010-10-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-10-29","scope":"USE SPACE AS A DAYCARE ON 1ST AND 2ND FLOOR OF COMMERCIAL/APT."},{"number":"310244","date":"2011-04-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-07-14","scope":"CERTIFICATE OF OCCUPANCY FOR DAYCARE ON THE FIRST FLOOR AS PER PLANS."},{"number":"401771","date":"2012-04-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-04-27","scope":"USE TO DAYCARE FOR MAX. 12 CHILDREN WITH ACC PREPARING AND SERVING OF FOOD FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS"},{"number":"ZP-2026-004474","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2012,"k":"permit","w":"Use"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"429894","type":"Rental","status":"Inactive","businessName":"PASQUALE & ANNAMARIA NESTICO","legalName":"PASQUALE & ANNAMARIA NESTICO","address":"2312 S 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-11-28","latestIssueDate":"2024-01-22","expirationDate":"2025-02-28","inactiveDate":"2025-04-29"}],"licenseActivity":[{"number":"429894","type":"Rental","businessName":"PASQUALE & ANNAMARIA NESTICO","legalName":"PASQUALE & ANNAMARIA NESTICO","issuedDate":"2007-11-28","latestIssueDate":"2024-01-22","closureDate":"2025-04-29","expirationDate":"2025-02-28","inactiveDate":"2025-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $249,400 to $316,600","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 #ZP-2026-004474: Prepare Meeting; related permit ZP-2026-004474. Use permit #309075: 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: ZP-2026-004474 (Denied).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 30, 2024","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"},{"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"}]}