{"asOf":"2026-07-31T17:14:08.059Z","block":"1200-1299 W ERIE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-w-erie-ave","address":"1204 W ERIE AVE","parcelNumber":"432055900","source":"https://property.phila.gov/?p=432055900","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"TORIBIO JUAN","coOwner":null,"marketValue":645000,"landAssessment":129000,"improvementAssessment":516000,"livableArea":2820,"yearBuilt":2025,"lastSale":{"price":645000,"date":"2025-07-24T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"CF-2022-065310","date":"2022-07-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065310","date":"2022-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065310","date":"2022-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065310","date":"2022-08-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00854549784832,"lng":-75.14791555229812,"geom":{"type":"Polygon","coordinates":[[[-75.147908234,40.008426763],[-75.147965672,40.008434948],[-75.147924349,40.008662624],[-75.14786455,40.008654757],[-75.147908234,40.008426763]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":7,"baths":null,"stories":3,"lotArea":1335,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1204 W ERIE AVE, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[],"taxYears":[{"year":1996,"total":2338.48,"principal":63.47,"interest":113.3,"penalty":4.44},{"year":1997,"total":1528.09,"principal":456.17,"interest":786.89,"penalty":31.93},{"year":1998,"total":314.8,"principal":91.23,"interest":149.16,"penalty":6.39},{"year":1999,"total":305.11,"principal":91.23,"interest":140.95,"penalty":6.39},{"year":2000,"total":295.42,"principal":91.23,"interest":132.74,"penalty":6.39},{"year":2001,"total":285.73,"principal":91.23,"interest":124.52,"penalty":6.39},{"year":2002,"total":107.75,"principal":30.41,"interest":38.77,"penalty":2.13},{"year":2003,"total":104.52,"principal":30.41,"interest":36.04,"penalty":2.13},{"year":2004,"total":101.29,"principal":30.41,"interest":33.3,"penalty":2.13},{"year":2007,"total":91.6,"principal":30.41,"interest":25.09,"penalty":2.13},{"year":2008,"total":88.37,"principal":30.41,"interest":22.35,"penalty":2.13},{"year":2009,"total":85.15,"principal":30.41,"interest":19.62,"penalty":2.13},{"year":2010,"total":81.92,"principal":30.41,"interest":16.88,"penalty":2.13},{"year":2011,"total":84.13,"principal":33.42,"interest":15.54,"penalty":2.34},{"year":2012,"total":82.79,"principal":34.71,"interest":13.02,"penalty":2.43},{"year":2013,"total":81.1,"principal":35.96,"interest":10.25,"penalty":2.52},{"year":2014,"total":101.21,"principal":67.8,"interest":13.22,"penalty":4.75},{"year":2015,"total":94.01,"principal":67.8,"interest":7.12,"penalty":4.75},{"year":2016,"total":76.96,"principal":70.83,"interest":1.06,"penalty":0.71}],"taxNet":6248.43,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4400,"taxable":4400,"land":4400,"improvement":0,"taxableLand":4400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":21400,"taxable":21400,"land":21400,"improvement":0,"taxableLand":21400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":21400,"taxable":21400,"land":21400,"improvement":0,"taxableLand":21400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":21400,"taxable":21400,"land":21400,"improvement":0,"taxableLand":21400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":21400,"taxable":21400,"land":21400,"improvement":0,"taxableLand":21400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":21400,"taxable":21400,"land":21400,"improvement":0,"taxableLand":21400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":21400,"taxable":21400,"land":21400,"improvement":0,"taxableLand":21400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":16400,"taxable":16400,"land":16400,"improvement":0,"taxableLand":16400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":16400,"taxable":16400,"land":16400,"improvement":0,"taxableLand":16400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":31700,"taxable":31700,"land":31700,"improvement":0,"taxableLand":31700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":31700,"taxable":31700,"land":31700,"improvement":0,"taxableLand":31700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":645000,"taxable":645000,"land":129000,"improvement":516000,"taxableLand":129000,"taxableImprovement":516000,"exemptLand":0,"exemptImprovement":0}],"taxNow":444,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-001024","date":"2021-03-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-02-12","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2021-001720","date":"2021-12-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-12","scope":"NEW CONSTRUCTION OF A THREE (3) STORY MULTI-FAMILY DWELLING (3 UNITS) WITH ROOF DECK AND PILOTHOUSE (FOR ACCESS TO ROOF DECK) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** *2/13/23 - AMEND ENGINEER-OF-RECORD, DPRC-SI, AND SPECIAL INSPECTION AGENCY(S)*"},{"number":"PP-2022-013584","date":"2022-09-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-24","scope":"INSTALLING 1 INCH DOMESTIC 2 INCH FIRE 6 INCH SEWER COMBO 2 CURB TRAPS AND 2 FAI"},{"number":"EP-2022-010899","date":"2022-11-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-18","scope":"Install all new wiring and devices throughout. Install new 400 amp service w/ all new wiring, new 400amp multi-socket meter, 100a house panel, 200a 1st fl tenant panel, 150a 2nd & 3rd fl tenant panels in accordance with NEC 2017. Install new hardwire smoke/carbon detectors for each tenant unit Install building fire alarm system As per 2016 NFPA 72"},{"number":"FP-2023-000687","date":"2023-03-29","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-17","scope":"Rough-In Permit for FP-2023-000605 (CP-2021-001720)"},{"number":"MP-2023-001828","date":"2023-05-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-30","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"PP-2022-006498","date":"2023-06-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-12","scope":"INSTALL 7 LAVATORIES, 7 WATER CLOSETS, 7 SHOWER/TUBS, 3 DISHWASHERS, 3 KITCHEN SINKS, 3 WASHING MACHINE BOXES, 3 FLOOR DRAINS AND 3 HOT WATER HEATERS ACCORDING TO THE 2018 PPC."},{"number":"FP-2023-000605","date":"2023-08-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-01-03","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R WITH A FIRE DEPARTMENT CONNECTION, BACK-FLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"land","p":30000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2025,"k":"sale","p":645000}],"rented":true,"licenses":[{"number":"0987955","type":"Rental","status":"Active","businessName":"Juan Toribio","legalName":"Juan Toribio","address":"1204 W ERIE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-09-04","latestIssueDate":"2026-07-22","expirationDate":"2027-09-03","inactiveDate":null}],"licenseActivity":[{"number":"0987955","type":"Rental","businessName":"Juan Toribio","legalName":"Juan Toribio","issuedDate":"2025-09-04","latestIssueDate":"2026-07-22","closureDate":null,"expirationDate":"2027-09-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","units":3,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1935% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $31,700 to $645,000","no permit shown in 2026-2028"],"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":"The record identifies more than one dwelling/use.","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 24, 2022.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 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":"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.","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"}]}