{"asOf":"2026-07-25T22:04:04.699Z","block":"100-199 W ROCKLAND ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-rockland-st","address":"116 W ROCKLAND ST","parcelNumber":"422113600","source":"https://property.phila.gov/?p=422113600","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"32","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"House","owner":"QUINTERO OSWALDO A","coOwner":null,"marketValue":151400,"landAssessment":30280,"improvementAssessment":121120,"livableArea":1351,"yearBuilt":1930,"lastSale":{"price":55550,"date":"2019-11-13T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"60248","date":"2005-07-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"60248","date":"2007-05-21","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2007,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02446171091965,"lng":-75.12447311536344,"geom":{"type":"Polygon","coordinates":[[[-75.124406714,40.024609688],[-75.124474486,40.02428276],[-75.124543986,40.024292699],[-75.124471791,40.024640257],[-75.124402226,40.02463138],[-75.124406714,40.024609688]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":3,"baths":1,"stories":2,"lotArea":2487,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"4","garage":null,"homestead":false,"mail":"116 W ROCKLAND ST, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"***MUST BE HEARD***\n\nPERMIT FOR A TWO (2) FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted","date":"2022-03-24","number":"ZP-2021-004262","relatedPermit":"ZP-2021-004262"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":88000,"taxable":88000,"land":16909,"improvement":71091,"taxableLand":16909,"taxableImprovement":71091,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":88000,"taxable":88000,"land":17864,"improvement":70136,"taxableLand":17864,"taxableImprovement":70136,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":88000,"taxable":88000,"land":17864,"improvement":70136,"taxableLand":17864,"taxableImprovement":70136,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":95400,"taxable":95400,"land":19300,"improvement":76100,"taxableLand":19300,"taxableImprovement":76100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":72900,"taxable":72900,"land":14748,"improvement":58152,"taxableLand":14748,"taxableImprovement":58152,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":72900,"taxable":72900,"land":14748,"improvement":58152,"taxableLand":14748,"taxableImprovement":58152,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":72900,"taxable":72900,"land":14748,"improvement":58152,"taxableLand":14748,"taxableImprovement":58152,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":120400,"taxable":120400,"land":24080,"improvement":96320,"taxableLand":24080,"taxableImprovement":96320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":120400,"taxable":120400,"land":24080,"improvement":96320,"taxableLand":24080,"taxableImprovement":96320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":156600,"taxable":156600,"land":31320,"improvement":125280,"taxableLand":31320,"taxableImprovement":125280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":156600,"taxable":156600,"land":31320,"improvement":125280,"taxableLand":31320,"taxableImprovement":125280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":151400,"taxable":151400,"land":30280,"improvement":121120,"taxableLand":30280,"taxableImprovement":121120,"exemptLand":0,"exemptImprovement":0}],"taxNow":2192,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-004262","date":"2022-02-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2024-008774","date":"2024-11-13","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"interior renovations to create two family household living in an existing structure, details as shown on the plan. work include removal of non-permitted rear one story detached structure."},{"number":"EP-2024-010449","date":"2024-11-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"install 200 amps service (3 meter) 2 apartment and home panel rewire 2 dwelling unit building, install switch, lights and receptacles hardwire smock det, wires for HVAC system (wires only)"},{"number":"PP-2024-016810","date":"2024-12-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation of 2 bathroom, 2 hot water heater, 2 kitchen, 2 laundry on first floor and second floor"},{"number":"MP-2025-000480","date":"2025-02-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Deviations from these standards require submission of construction and site plans. *RP-2024-008774*"},{"number":"ZP-2026-005422","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"FOR THE LEGALIZATION OF AN ATTACHED PARKING STRUCTURE AND FENCE (ROLL UP GATE) ACCESSORY TO AN EXISTING ATTACHED STRUCTURE. SIZE/LOCATION AS SHOWN ON THE APPLICATION/PLANS."}],"storyTag":"New construction","storyDelta":-0.35,"timeline":[{"y":2005,"k":"insp","w":"Inspection failed"},{"y":2005,"k":"sale","p":85000},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"sale","p":55550},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"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":["4 permit events 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":"Appeal #ZP-2021-004262: Completed · Granted; related permit ZP-2021-004262.","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-2024-008774 (Issued), EP-2024-010449 (Issued), PP-2024-016810 (Issued), MP-2025-000480 (Issued), ZP-2026-005422 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 21, 2007.","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/"}],"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"}]}