{"asOf":"2026-07-27T13:29:53.376Z","block":"500-599 S 48TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-s-48th-st","address":"523 S 48TH ST","parcelNumber":"461207510","source":"https://property.phila.gov/?p=461207510","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"BELMONT JOSEPH C","coOwner":null,"marketValue":562100,"landAssessment":112420,"improvementAssessment":449680,"livableArea":2768,"yearBuilt":1925,"lastSale":{"price":65000,"date":"1993-11-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"2047563","date":"2008-12-09","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2047564","date":"2010-11-09","code":"PM-407.2/9","title":"ELEC-RECEPTABLE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2356465","date":"2012-02-07","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2356466","date":"2012-02-07","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3442311","date":"2014-03-14","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442317","date":"2014-03-14","code":"PM-407.2/7","title":"ELEC-COVER PLATE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442314","date":"2014-03-14","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442309","date":"2014-03-14","code":"FC-1001.1/2","title":"EGRESS DEEMED UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442310","date":"2014-03-14","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442312","date":"2014-03-14","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-006464","date":"2022-02-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-03-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-047177","date":"2022-07-05","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2022-08-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-047176","date":"2022-07-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-08-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-047175","date":"2022-07-05","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2022-11-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-085551","date":"2022-11-14","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"SVN ISSUED","resolutionDate":"2022-11-14","resolution":"SVN ISSUED"},{"number":"2936056","date":"2013-09-11","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"187408","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-12-10","completedDate":"2011-05-02","violations":[{"number":"2047563","date":"2008-12-09","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2047564","date":"2010-11-09","code":"PM-407.2/9","title":"ELEC-RECEPTABLE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"315297","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-02-08","completedDate":"2017-08-10","violations":[{"number":"2356465","date":"2012-02-07","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2356466","date":"2012-02-07","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"422381","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-17","completedDate":"2017-11-02","violations":[{"number":"3442311","date":"2014-03-14","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442317","date":"2014-03-14","code":"PM-407.2/7","title":"ELEC-COVER PLATE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442314","date":"2014-03-14","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442309","date":"2014-03-14","code":"FC-1001.1/2","title":"EGRESS DEEMED UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442310","date":"2014-03-14","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3442312","date":"2014-03-14","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-008315","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-01","completedDate":"2025-03-24","violations":[{"number":"VI-2022-006464","date":"2022-02-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-03-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-065250","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-05","completedDate":"2022-11-03","violations":[{"number":"VI-2022-047177","date":"2022-07-05","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2022-08-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-047176","date":"2022-07-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-08-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-047175","date":"2022-07-05","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2022-11-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-114658","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-11-14","completedDate":null,"violations":[{"number":"VI-2022-085551","date":"2022-11-14","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"SVN ISSUED","resolutionDate":"2022-11-14","resolution":"SVN ISSUED"}]},{"number":"476630","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2936056","date":"2013-09-11","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2014,"n":6,"worst":"EGRESS DEEMED UNSAFE"},{"y":2022,"n":5,"worst":null}],"investigations":[{"caseNumber":"187408","date":"2008-12-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"187408","date":"2010-11-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"187408","date":"2010-12-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"187408","date":"2011-03-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"187408","date":"2011-04-21","type":"PRECOURT","status":"PASSED"},{"caseNumber":"187408","date":"2011-05-02","type":"PRECOURT","status":"PASSED"},{"caseNumber":"315297","date":"2012-02-07","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"422381","date":"2014-03-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"422381","date":"2014-04-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"422381","date":"2014-05-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"422381","date":"2015-01-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"422381","date":"2015-04-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"315297","date":"2017-08-10","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"CF-2022-008315","date":"2022-02-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008315","date":"2022-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008315","date":"2022-04-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065250","date":"2022-07-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065250","date":"2022-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065250","date":"2022-11-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-114658","date":"2022-11-14","type":null,"status":null},{"caseNumber":"CF-2022-008315","date":"2025-03-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":3},{"y":2012,"fails":1,"passes":0},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":1,"passes":1},{"y":2017,"fails":0,"passes":1},{"y":2022,"fails":5,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95033735665414,"lng":-75.21849737373378,"geom":{"type":"Polygon","coordinates":[[[-75.218307516,39.950335304],[-75.218317005,39.950292571],[-75.218684905,39.950338893],[-75.218677606,39.950382996],[-75.218307516,39.950335304]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":1744,"zoning":"RSA3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":2,"homestead":false,"mail":"403 NATTULL DR, BEAR DE, 19701","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2023-12-06","number":"HA-2022-005111","relatedPermit":null}],"taxYears":[{"year":2015,"total":62.38,"principal":50.08,"interest":5.26,"penalty":3.51}],"taxNet":62.38,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":302900,"taxable":302900,"land":59490,"improvement":243410,"taxableLand":59490,"taxableImprovement":243410,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":302900,"taxable":302900,"land":45435,"improvement":257465,"taxableLand":45435,"taxableImprovement":257465,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":302900,"taxable":302900,"land":45435,"improvement":257465,"taxableLand":45435,"taxableImprovement":257465,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":410400,"taxable":410400,"land":61560,"improvement":348840,"taxableLand":61560,"taxableImprovement":348840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":426400,"taxable":426400,"land":63960,"improvement":362440,"taxableLand":63960,"taxableImprovement":362440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":426400,"taxable":426400,"land":63960,"improvement":362440,"taxableLand":63960,"taxableImprovement":362440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":426400,"taxable":426400,"land":63960,"improvement":362440,"taxableLand":63960,"taxableImprovement":362440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":353400,"taxable":353400,"land":70680,"improvement":282720,"taxableLand":70680,"taxableImprovement":282720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":353400,"taxable":353400,"land":70680,"improvement":282720,"taxableLand":70680,"taxableImprovement":282720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":763600,"taxable":763600,"land":152720,"improvement":610880,"taxableLand":152720,"taxableImprovement":610880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":763600,"taxable":763600,"land":152720,"improvement":610880,"taxableLand":152720,"taxableImprovement":610880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":562100,"taxable":562100,"land":112420,"improvement":449680,"taxableLand":112420,"taxableImprovement":449680,"exemptLand":0,"exemptImprovement":0}],"taxNow":10689,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"476630","date":"2013-07-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-09-24","scope":"CERTIFICATE OF OCCUPANCY, CERTIFY PRIOR EXISTING 3 FAMILY DWELLING. NO CHANGE IN OCCUPANCY CLASSIFICATION. BASEMENT/LOWER LEVEL USED FOR STORAGE AND UTILITIES ONLY."},{"number":"492315","date":"2013-08-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-09-30","scope":"REPLACE 30 DEET 200 AMP SRVICE ENTRANCE LINE AND REPLACE SERVICE BUGS AND SERVICE HEAD AS PER 2008 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"6 L&I violations incl EGRESS DEEMED UNSAFE"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"viol","w":"5 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"222695","type":"Rental","status":"Inactive","businessName":"GEORGE K. & DANA ANKRAH","legalName":"GEORGE K. & DANA ANKRAH","address":"523 S 48TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2004-08-05","latestIssueDate":"2025-03-23","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"}],"licenseActivity":[{"number":"222695","type":"Rental","businessName":"GEORGE K. & DANA ANKRAH","legalName":"GEORGE K. & DANA ANKRAH","issuedDate":"2004-08-05","latestIssueDate":"2025-03-23","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 116% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $353,400 to $763,600","no permit shown in 2024-2026"],"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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 7 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"11 failed, 7 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 24, 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/"}],"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"}]}