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Variance","grounds":"For use as Two-Family Household Living.","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2022-06-07","number":"ZP-2020-000864","relatedPermit":"ZP-2020-000864"}],"taxYears":[{"year":2015,"total":1894.91,"principal":1292.9,"interest":135.76,"penalty":90.5},{"year":2016,"total":1559.32,"principal":1350.59,"interest":20.26,"penalty":13.51}],"taxNet":3454.23,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":83900,"taxable":83900,"land":6028,"improvement":77872,"taxableLand":6028,"taxableImprovement":77872,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":83900,"taxable":83900,"land":6028,"improvement":77872,"taxableLand":6028,"taxableImprovement":77872,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":83900,"taxable":83900,"land":6028,"improvement":77872,"taxableLand":6028,"taxableImprovement":77872,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":83900,"taxable":83900,"land":6028,"improvement":77872,"taxableLand":6028,"taxableImprovement":77872,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":90900,"taxable":90900,"land":20452,"improvement":70448,"taxableLand":20452,"taxableImprovement":70448,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":90900,"taxable":90900,"land":20452,"improvement":70448,"taxableLand":20452,"taxableImprovement":70448,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":90900,"taxable":90900,"land":20452,"improvement":70448,"taxableLand":20452,"taxableImprovement":70448,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":45100,"taxable":45100,"land":9020,"improvement":36080,"taxableLand":9020,"taxableImprovement":36080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":45100,"taxable":45100,"land":9020,"improvement":36080,"taxableLand":9020,"taxableImprovement":36080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":125400,"taxable":125400,"land":25080,"improvement":100320,"taxableLand":25080,"taxableImprovement":100320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":125400,"taxable":125400,"land":25080,"improvement":100320,"taxableLand":25080,"taxableImprovement":100320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":133400,"taxable":133400,"land":26680,"improvement":106720,"taxableLand":26680,"taxableImprovement":106720,"exemptLand":0,"exemptImprovement":0}],"taxNow":1755,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1047938","date":"2020-02-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-02-14","scope":"FOR USE AS A SINGLE FAMILY DWELLING IN AN EXISTING TWO STORY STRUCTURE."},{"number":"ZP-2025-002563","date":"2025-03-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"RP-2025-001992","date":"2025-06-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR INTERIOR ALTERATIONS TO AN EXISTING ATTACHED SINGLE-FAMILY DWELLING AS PER APPROVED PLAN. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"PP-2025-008315","date":"2025-06-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"COMPLETE NEW PLUMBING FOR 3 BATHROOM AND A HALF, ONE KITCHEN, ONE LAUNDRY AND A HOT WATER HEATER AS PER CODE. (14 FIXTURES) WATER LINE WILL BE RUN IN PEX AND SEWAGE IN PBC"},{"number":"EP-2025-006146","date":"2025-06-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Complete rewire single family as per code, new 200 amp service, smoke detector, interior wiring, lighting, receptacles and switches as per code"},{"number":"MP-2025-003475","date":"2025-06-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW HVAC UNIT, DUCTWORK, AND 11 REGISTERS"},{"number":"ZP-2020-000864","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2022-06-21","scope":null}],"storyTag":"New construction","storyDelta":74,"timeline":[{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"sale","p":75000},{"y":2022,"k":"appeal","w":"Appeal withdrawn"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 3 passed"},{"y":2024,"k":"sale","p":75000},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"869694","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Black Rock Acquisitions LLC","legalName":"Black Rock Acquisitions LLC","address":"5965 CHESTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-06-01","latestIssueDate":"2021-06-01","expirationDate":"2022-05-31","inactiveDate":"2022-07-30"}],"licenseActivity":[{"number":"869694","type":"Vacant Residential Property / Lot","businessName":"Black Rock Acquisitions LLC","legalName":"Black Rock Acquisitions LLC","issuedDate":"2021-06-01","latestIssueDate":"2021-06-01","closureDate":"2022-07-30","expirationDate":"2022-05-31","inactiveDate":"2022-07-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["6 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-000864: Dismissed / Withdrawn · Withdrawn; related permit ZP-2020-000864. Use permit #1047938: 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":"5 permits not marked completed: RP-2025-001992 (Issued), PP-2025-008315 (Issued), EP-2025-006146 (Issued), MP-2025-003475 (Issued), ZP-2020-000864 (Refused).","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":"violations","level":"attention","title":"6 open L&I violations","finding":"20 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"20 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 5, 2025.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #869694: Inactive since Jul 30, 2022","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/"}],"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"}]}