{"asOf":"2026-07-26T11:19:17.817Z","block":"2700-2799 DOTHAN PLZ","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-dothan-plz","address":"2710 DOTHAN PLZ","parcelNumber":"405906800","source":"https://property.phila.gov/?p=405906800","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"23","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW POST WAR","useLabel":"Apartment building","owner":"ZHANG SIQI","coOwner":null,"marketValue":328700,"landAssessment":65740,"improvementAssessment":262960,"livableArea":1860,"yearBuilt":1965,"lastSale":{"price":182000,"date":"2017-12-27T05:00:00Z"},"openViolations":1,"violations":[{"number":"4754446","date":"2018-07-25","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4754445","date":"2018-07-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-094049","date":"2024-11-21","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"646258","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"DW","status":"CLOSED","createdDate":"2018-07-26","completedDate":"2018-08-31","violations":[{"number":"4754446","date":"2018-07-25","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4754445","date":"2018-07-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-122065","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2024-11-21","completedDate":null,"violations":[{"number":"VI-2024-094049","date":"2024-11-21","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":2,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"646258","date":"2018-07-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"646258","date":"2018-08-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-122065","date":"2024-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-122065","date":"2024-12-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-122065","date":"2025-01-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2018,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.90796798725078,"lng":-75.24260591672261,"geom":{"type":"Polygon","coordinates":[[[-75.242652976,39.907866881],[-75.242666681,39.907851675],[-75.242725588,39.907883815],[-75.242545321,39.908084429],[-75.242486464,39.908051483],[-75.242652976,39.907866881]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2026-011962","type":"Fire Alarm Certification","inspectionDate":"2026-04-28","result":"Certified","expirationDate":"2027-04-28","buildingId":"1418489"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19153","beds":6,"baths":3,"stories":2,"lotArea":1795,"zoning":"RM1","grade":"C","basement":null,"heater":"A","centralAir":true,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"2710 DOTHAN PLZ, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2025-10-08","number":"HA-2024-005056","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":157500,"taxable":157500,"land":14320,"improvement":143180,"taxableLand":14320,"taxableImprovement":143180,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":157500,"taxable":157500,"land":47250,"improvement":110250,"taxableLand":47250,"taxableImprovement":110250,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":157500,"taxable":157500,"land":47250,"improvement":110250,"taxableLand":47250,"taxableImprovement":110250,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":178800,"taxable":178800,"land":53640,"improvement":125160,"taxableLand":53640,"taxableImprovement":125160,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":185000,"taxable":185000,"land":55500,"improvement":129500,"taxableLand":55500,"taxableImprovement":129500,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":185000,"taxable":185000,"land":55500,"improvement":129500,"taxableLand":55500,"taxableImprovement":129500,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":185000,"taxable":185000,"land":55500,"improvement":129500,"taxableLand":55500,"taxableImprovement":129500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":227500,"taxable":227500,"land":45500,"improvement":182000,"taxableLand":45500,"taxableImprovement":182000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":227500,"taxable":227500,"land":45500,"improvement":182000,"taxableLand":45500,"taxableImprovement":182000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":255500,"taxable":255500,"land":51100,"improvement":204400,"taxableLand":51100,"taxableImprovement":204400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":255500,"taxable":255500,"land":51100,"improvement":204400,"taxableLand":51100,"taxableImprovement":204400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":328700,"taxable":328700,"land":65740,"improvement":262960,"taxableLand":65740,"taxableImprovement":262960,"exemptLand":0,"exemptImprovement":0}],"taxNow":3576,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"754775","date":"2017-02-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-23","scope":"INSTALED NEW 200 AMP CABLE 3 GANG METER, 2 PANELS BONDING & GROUNDING PER 2008 NEC (DUPLEX)WEST DISTRICT"},{"number":"ZP-2020-002608","date":"2020-06-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2020-004445","date":"2021-11-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-10-24","scope":"FOR CHANGE OF OCCUPANCY TO R-2 AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"FP-2022-000775","date":"2022-03-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-10-24","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM IN AN EXISTING STRUCTURE FOR USE AS A RESIDENTIAL OCCUPANCY SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R STANDARD."},{"number":"ZP-2025-010065","date":"2025-10-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2025-004165","date":"2025-10-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE PARTIAL DEMO AND THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS MULTI-FAMILY (3 UNIT) HOUDEHOLD LIVING. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"FP-2026-000138","date":"2026-02-12","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-29","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A TWO (2) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"FP-2026-000151","date":"2026-02-12","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-29","scope":"Rough-In Permit for FP-2026-000138 To install a new NFPA-13R wet sprinkler system for a 3 family apartment building."},{"number":"EP-2026-005662","date":"2026-06-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-17","scope":"Existing Panel - Rewire Basement Unit 912Sqft With All New Outlets, Switches, and Lighting Per 2017 NEC Code ***NO FIRE ALARM ON THIS PERMIT***"},{"number":"PP-2026-008306","date":"2026-06-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"install:(1)wc,(1)kitchen /dishwasher,(1)Lav,(1)shower(1)laundry sink"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Rough-In"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"727567","type":"Rental","status":"Inactive","businessName":"CARLOS AQUINO","legalName":"CARLOS AQUINO ","address":"2710 DOTHAN PLZ","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-02-03","latestIssueDate":"2017-02-03","expirationDate":"2018-02-02","inactiveDate":"2018-04-03"},{"number":"798332","type":"Rental","status":"Inactive","businessName":"APW CONSULTING","legalName":"APW CONSULTING ","address":"2710 DOTHAN PLZ","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-01-02","latestIssueDate":"2020-08-25","expirationDate":"2021-01-01","inactiveDate":"2021-03-02"},{"number":"869603","type":"Rental","status":"Active","businessName":"Siqi Zhang","legalName":"Siqi Zhang","address":"2710 DOTHAN PLZ","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-05-28","latestIssueDate":"2026-05-21","expirationDate":"2027-05-27","inactiveDate":null}],"licenseActivity":[{"number":"869603","type":"Rental","businessName":"Siqi Zhang","legalName":"Siqi Zhang","issuedDate":"2021-05-28","latestIssueDate":"2026-05-21","closureDate":null,"expirationDate":"2027-05-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"798332","type":"Rental","businessName":"APW CONSULTING","legalName":"APW CONSULTING ","issuedDate":"2019-01-02","latestIssueDate":"2020-08-25","closureDate":"2021-03-02","expirationDate":"2021-01-01","inactiveDate":"2021-03-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"727567","type":"Rental","businessName":"CARLOS AQUINO","legalName":"CARLOS AQUINO ","issuedDate":"2017-02-03","latestIssueDate":"2017-02-03","closureDate":"2018-04-03","expirationDate":"2018-02-02","inactiveDate":"2018-04-03","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “OCCUPIED W/O TCO OR CO.”","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":"4 permits not marked completed: CP-2020-004445 (Expired), FP-2022-000775 (Expired), CP-2025-004165 (Issued), PP-2026-008306 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"1 open L&I violation","finding":"3 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":"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 1965 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 14, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 28, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}