{"asOf":"2026-07-26T10:18:13.116Z","block":"5100-5199 W STILES ST","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-w-stiles-st","address":"5140 W STILES ST","parcelNumber":"442100000","source":"https://property.phila.gov/?p=442100000","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"C3 REAL ESTATE DEVELOPMEN","coOwner":null,"marketValue":167500,"landAssessment":33500,"improvementAssessment":134000,"livableArea":1088,"yearBuilt":1925,"lastSale":{"price":36000,"date":"2019-09-05T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2026-013828","date":"2026-03-11","code":"PM-302.10","title":"ENCROACHING TREES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2026-022212","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"IN VIOLATION","createdDate":"2026-03-11","completedDate":null,"violations":[{"number":"VI-2026-013828","date":"2026-03-11","code":"PM-302.10","title":"ENCROACHING TREES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-022212","date":"2026-03-11","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97224172466671,"lng":-75.2249462410524,"geom":{"type":"Polygon","coordinates":[[[-75.224951642,39.972117304],[-75.224993843,39.972361734],[-75.224940643,39.972366995],[-75.224898009,39.972122346],[-75.224951642,39.972117304]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":3,"baths":1,"stories":2,"lotArea":1440,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1632 N 29TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[{"year":2010,"total":445.21,"principal":0,"interest":0.03,"penalty":34.27},{"year":2011,"total":67.94,"principal":0,"interest":-0.06,"penalty":37.67},{"year":2012,"total":192.46,"principal":0,"interest":103.92,"penalty":39.12},{"year":2013,"total":160.3,"principal":0,"interest":75.31,"penalty":40.52},{"year":2014,"total":215.94,"principal":0,"interest":45.33,"penalty":50.91},{"year":2015,"total":1258.2,"principal":833.68,"interest":87.53,"penalty":58.36},{"year":2016,"total":852.72,"principal":700.25,"interest":10.5,"penalty":7}],"taxNet":3192.77,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":43500,"taxable":43500,"land":7488,"improvement":36012,"taxableLand":7488,"taxableImprovement":36012,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":43500,"taxable":43500,"land":6525,"improvement":36975,"taxableLand":6525,"taxableImprovement":36975,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":43500,"taxable":43500,"land":6525,"improvement":36975,"taxableLand":6525,"taxableImprovement":36975,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":47400,"taxable":47400,"land":7110,"improvement":40290,"taxableLand":7110,"taxableImprovement":40290,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":49200,"taxable":49200,"land":7380,"improvement":41820,"taxableLand":7380,"taxableImprovement":41820,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":49200,"taxable":49200,"land":7380,"improvement":41820,"taxableLand":7380,"taxableImprovement":41820,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":49200,"taxable":49200,"land":7380,"improvement":41820,"taxableLand":7380,"taxableImprovement":41820,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":149000,"taxable":49200,"land":29800,"improvement":119200,"taxableLand":29800,"taxableImprovement":19400,"exemptLand":0,"exemptImprovement":99800},{"y":2024,"v":149000,"taxable":49200,"land":29800,"improvement":119200,"taxableLand":29800,"taxableImprovement":19400,"exemptLand":0,"exemptImprovement":99800},{"y":2025,"v":159400,"taxable":52634,"land":31880,"improvement":127520,"taxableLand":31880,"taxableImprovement":20754,"exemptLand":0,"exemptImprovement":106766},{"y":2026,"v":159400,"taxable":52634,"land":31880,"improvement":127520,"taxableLand":31880,"taxableImprovement":20754,"exemptLand":0,"exemptImprovement":106766},{"y":2027,"v":167500,"taxable":55309,"land":33500,"improvement":134000,"taxableLand":33500,"taxableImprovement":21809,"exemptLand":0,"exemptImprovement":112191}],"taxNow":737,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1015224","date":"2019-10-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-03-12","scope":"INSTALL NEW HVAC SYSTEM WITH NEW CONDENSER, 80,00 BTU'S, 85% EFFICIENCY, 3.5 TONS, 6 REGISTERS, VENTING OUTSIDE NOT THRU THE CHIMNEY.ALL EQUIPMENT AND ASSOCIATED DUCT WORK TO BE CONTAINED ENTIRELY WITHIN TENANT SPACE. NO COMMUNICATING DUCTWORK. GAS FIRED APPLIANCES NOT TO BE LOCATED IN CEILING SPACE WHERE USED AS A RETURN AIR PLENUM. RETURNS TO BE DUCTED. INSTALLATION OF MECHANICAL EQUIPMENT. ALL EQUIPMENT AND ASSOCIATED DUCT WORK IS TO BE INSTALLED ENTIRELY WITHIN THE SAME DWELLING UNIT WITH NO PENETRATIONS OF FIRE RATED ASSEMBLIES AND INSTALLED AS PER MANUFACTURES’ SPECIFICATIONS. INSTALLATION MUST MEET THE CODE REQUIREMENTS OF THE INTERNATIONAL MECHANICAL CODE AND THE INTERNATIONAL ENERGY CONSERVATION CODE."},{"number":"1015234","date":"2019-10-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-03-12","scope":"INTERIOR RENOVATION, REMOVAL AND REPLACEMENT OF DRYWALL, FLOORING, TRIM, CABINETS, VANITIES, BACKSPLASH, COUNTERTOPS, PAINTING.INSTALL NEW FLOORING TRIM CABINETS VANITIES AND PAINT THRUOUT.SQUARE FEET OF INTERIOR ALTERATIONS - SINGLE FAMILY DWELLING - APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JAN 2011. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. LICENSED CONTRACTOR TO BE LISTED ON PERMIT SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC.CALL INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO STARTING WORK."},{"number":"1030985","date":"2019-11-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-04","scope":"REWIRE DWELLING UNIT, SHITHCES, RECEPTICLE SMOKE DETECTORS THROUGH OUT AS PER 2017 NEC"},{"number":"1032005","date":"2019-12-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-03-12","scope":"7 PLUMBING FIXTURES WITH PIPING"}],"storyTag":"Improved","storyDelta":1.22,"timeline":[{"y":2005,"k":"sale","p":16200},{"y":2019,"k":"sale","p":36000},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"332418","type":"Rental","status":"Inactive","businessName":"MICHAEL A DAYTON","legalName":"MICHAEL A DAYTON","address":"5140 W STILES ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-08-12","latestIssueDate":"2009-05-21","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"749148","type":"Rental","status":"Inactive","businessName":"LOOKASH REALTY LLC","legalName":"LOOKASH REALTY LLC","address":"5140 W STILES ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-08-18","latestIssueDate":"2017-08-18","expirationDate":"2018-08-17","inactiveDate":"2018-10-16"},{"number":"832727","type":"Rental","status":"Active","businessName":"C3 REAL ESTATE DEVELOPMENT LLC","legalName":"C3 REAL ESTATE DEVELOPMENT LLC","address":"5140 W STILES ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-12-30","latestIssueDate":"2025-12-02","expirationDate":"2026-12-29","inactiveDate":null}],"licenseActivity":[{"number":"832727","type":"Rental","businessName":"C3 REAL ESTATE DEVELOPMENT LLC","legalName":"C3 REAL ESTATE DEVELOPMENT LLC","issuedDate":"2019-12-30","latestIssueDate":"2025-12-02","closureDate":null,"expirationDate":"2026-12-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"749148","type":"Rental","businessName":"LOOKASH REALTY LLC","legalName":"LOOKASH REALTY LLC","issuedDate":"2017-08-18","latestIssueDate":"2017-08-18","closureDate":"2018-10-16","expirationDate":"2018-08-17","inactiveDate":"2018-10-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"332418","type":"Rental","businessName":"MICHAEL A DAYTON","legalName":"MICHAEL A DAYTON","issuedDate":"2005-08-12","latestIssueDate":"2009-05-21","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["1 open L&I violation","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"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 203% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $49,200 to $149,000","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":"violations","level":"attention","title":"1 open L&I violation","finding":"1 violation row 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 1925 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":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 11, 2026.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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"}]}