{"asOf":"2026-07-29T07:29:25.643Z","block":"900-999 S CECIL ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-s-cecil-st","address":"940 S CECIL ST","parcelNumber":"463280600","source":"https://property.phila.gov/?p=463280600","ownerType":"owner-occupied","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":"MCCREA LEILA","coOwner":null,"marketValue":200000,"landAssessment":40000,"improvementAssessment":160000,"livableArea":970,"yearBuilt":1925,"lastSale":{"price":200000,"date":"2021-08-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"4366321","date":"2017-04-17","code":"FC-13-908.7","title":"CARBON MONOXIDE ALARM REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-030589","date":"2020-08-25","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2021-09-10","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030586","date":"2020-08-25","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-09-10","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030587","date":"2020-08-25","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2021-09-10","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030588","date":"2020-08-25","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2021-09-10","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"579197","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-04-18","completedDate":"2017-07-19","violations":[{"number":"4366321","date":"2017-04-17","code":"FC-13-908.7","title":"CARBON MONOXIDE ALARM REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-054936","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-25","completedDate":"2021-09-10","violations":[{"number":"VI-2020-030589","date":"2020-08-25","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2021-09-10","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030586","date":"2020-08-25","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-09-10","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030587","date":"2020-08-25","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2021-09-10","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-030588","date":"2020-08-25","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2021-09-10","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2017,"n":1,"worst":null},{"y":2020,"n":4,"worst":null}],"investigations":[{"caseNumber":"579197","date":"2017-04-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"579197","date":"2017-06-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"579197","date":"2017-07-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-054936","date":"2020-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054936","date":"2020-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054936","date":"2021-09-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":2,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94641935606983,"lng":-75.23945350921251,"geom":{"type":"Polygon","coordinates":[[[-75.239346065,39.94642761],[-75.239354384,39.94638609],[-75.239561677,39.946411599],[-75.239553388,39.946452313],[-75.239346065,39.94642761]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":4,"baths":1,"stories":1,"lotArea":878,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":true,"mail":"940 S CECIL ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":51500,"taxable":51500,"land":4212,"improvement":47288,"taxableLand":4212,"taxableImprovement":47288,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":51500,"taxable":51500,"land":7725,"improvement":43775,"taxableLand":7725,"taxableImprovement":43775,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":51500,"taxable":51500,"land":7725,"improvement":43775,"taxableLand":7725,"taxableImprovement":43775,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":55900,"taxable":55900,"land":8385,"improvement":47515,"taxableLand":8385,"taxableImprovement":47515,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":58000,"taxable":58000,"land":8700,"improvement":49300,"taxableLand":8700,"taxableImprovement":49300,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":58000,"taxable":58000,"land":8700,"improvement":49300,"taxableLand":8700,"taxableImprovement":49300,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":58000,"taxable":58000,"land":8700,"improvement":49300,"taxableLand":8700,"taxableImprovement":49300,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":73700,"taxable":0,"land":14700,"improvement":59000,"taxableLand":0,"taxableImprovement":0,"exemptLand":14700,"exemptImprovement":59000},{"y":2024,"v":73700,"taxable":0,"land":14700,"improvement":59000,"taxableLand":0,"taxableImprovement":0,"exemptLand":14700,"exemptImprovement":59000},{"y":2025,"v":202400,"taxable":102400,"land":40480,"improvement":161920,"taxableLand":40480,"taxableImprovement":61920,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":202400,"taxable":102400,"land":40480,"improvement":161920,"taxableLand":40480,"taxableImprovement":61920,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":200000,"taxable":100000,"land":40000,"improvement":160000,"taxableLand":40000,"taxableImprovement":60000,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1433,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2020-009146","date":"2020-10-21","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-09-10","scope":"Interior alterations to an existing two-story attached single-family dwelling as shown on plan. No structural changes."},{"number":"MP-2020-005411","date":"2020-11-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-14","scope":"Replace existing HVAC unit with new 100,000 BTU gas fired warm air and 3 ton condenser unit and 3 ton coil Existing ductwork to remain with 7 new heat register"},{"number":"EP-2020-011236","date":"2020-12-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-12","scope":"Installation of a 100 amp service and rewire throughout an existing single family dwelling per 2014 NEC."},{"number":"PP-2021-000507","date":"2021-01-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-14","scope":"Replacing plumbing fixtures for 1 full bathroom , 1 kitchen sink, 1 laundry sink 1 hot water heater. Hot and cold to fixtures. PPC 2018 (ADDITIONAL PERMITS MADE BE REQUIRED)"},{"number":"GM-2023-010399","date":"2023-11-20","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-10-12","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Renovated & sold on","storyDelta":8.3,"timeline":[{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"sale","p":59000},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":200000},{"y":2023,"k":"permit","w":"Roof Covering Replacement"}],"rented":false,"licenses":[{"number":"213749","type":"Rental","status":"Inactive","businessName":"PHOENIX INVESTMENTS LLC","legalName":"PHOENIX INVESTMENTS LLC","address":"940 S CECIL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-03","latestIssueDate":"2020-05-02","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"}],"licenseActivity":[{"number":"213749","type":"Rental","businessName":"PHOENIX INVESTMENTS LLC","legalName":"PHOENIX INVESTMENTS LLC","issuedDate":"2004-03-03","latestIssueDate":"2020-05-02","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 175% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $73,700 to $202,400","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2023-010399 (Expired). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 10, 2021.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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"}]}