{"asOf":"2026-07-29T12:25:00.363Z","block":"1800-1899 S 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-s-21st-st","address":"1801 S 21ST ST","parcelNumber":"481359000","source":"https://property.phila.gov/?p=481359000","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"WILSON PARRISH","coOwner":null,"marketValue":380300,"landAssessment":76060,"improvementAssessment":304240,"livableArea":2430,"yearBuilt":1920,"lastSale":{"price":1,"date":"2014-10-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"1923742","date":"2010-07-26","code":"A-301.1/65","title":"PERM Z- NEW 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USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4981415","date":"2018-05-09","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4981413","date":"2018-05-09","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4981414","date":"2018-05-09","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4917600","date":"2018-12-31","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4917598","date":"2018-12-31","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"244564","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-07-26","completedDate":null,"violations":[{"number":"1923742","date":"2010-07-26","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1923741","date":"2010-07-26","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1923740","date":"2010-07-26","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1923743","date":"2010-07-26","code":"A-102.9/1","title":"CHANGE IN OCCUPANCY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1923738","date":"2010-07-26","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1923739","date":"2010-07-26","code":"PM-102.2/1","title":"LICENSE-RES RMHSE/DORM/HOTEL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"515720","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-01-06","completedDate":null,"violations":[{"number":"4347867","date":"2016-01-06","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"632590","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-05-09","completedDate":null,"violations":[{"number":"4981415","date":"2018-05-09","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4981413","date":"2018-05-09","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4981414","date":"2018-05-09","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"669470","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-01-07","completedDate":"2019-04-01","violations":[{"number":"4917600","date":"2018-12-31","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4917598","date":"2018-12-31","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":6,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2018,"n":5,"worst":null}],"investigations":[{"caseNumber":"244564","date":"2010-07-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"244564","date":"2010-08-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"244564","date":"2010-09-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"244564","date":"2010-09-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"244564","date":"2010-12-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"244564","date":"2010-12-16","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"515720","date":"2016-01-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"515720","date":"2016-02-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"515720","date":"2016-03-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"244564","date":"2016-04-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"261913","date":"2016-04-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"515720","date":"2016-04-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"515720","date":"2016-05-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"515720","date":"2016-09-21","type":"PRECOURT","status":"FAILED"},{"caseNumber":"515720","date":"2017-06-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"632590","date":"2018-05-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"632590","date":"2018-10-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"632590","date":"2018-11-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"669470","date":"2018-12-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"632590","date":"2019-03-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"632590","date":"2019-03-21","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"669470","date":"2019-03-29","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2010,"fails":4,"passes":0},{"y":2016,"fails":5,"passes":2},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.929401709121585,"lng":-75.18018185841929,"geom":{"type":"Polygon","coordinates":[[[-75.180056144,39.929410592],[-75.18006807,39.929362097],[-75.180306378,39.929392278],[-75.180295803,39.929441625],[-75.180056144,39.929410592]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":5,"baths":4,"stories":2,"lotArea":1215,"zoning":"CMX2","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"1801 S 21ST ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE OF MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) WITHIN AN EXISTING ATTACHED STRUCTURE. NO CHANGES IN HEIGHT OR AREA OF EXISTING BUILDING. NO SIGNS ON THIS\nPERMIT.","status":"OPEN","outcome":"Denied","date":"2017-02-21","number":"28204","relatedPermit":"697277"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2019-11-20","number":"38221","relatedPermit":"989530"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":93100,"taxable":93100,"land":12125,"improvement":80975,"taxableLand":12125,"taxableImprovement":80975,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":93100,"taxable":93100,"land":17689,"improvement":75411,"taxableLand":17689,"taxableImprovement":75411,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":93100,"taxable":93100,"land":17689,"improvement":75411,"taxableLand":17689,"taxableImprovement":75411,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":136300,"taxable":136300,"land":25897,"improvement":110403,"taxableLand":25897,"taxableImprovement":110403,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":146600,"taxable":146600,"land":27854,"improvement":118746,"taxableLand":27854,"taxableImprovement":118746,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":146600,"taxable":146600,"land":27854,"improvement":118746,"taxableLand":27854,"taxableImprovement":118746,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":146600,"taxable":146600,"land":27854,"improvement":118746,"taxableLand":27854,"taxableImprovement":118746,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":449600,"taxable":449600,"land":89920,"improvement":359680,"taxableLand":89920,"taxableImprovement":359680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":337500,"taxable":337500,"land":67500,"improvement":270000,"taxableLand":67500,"taxableImprovement":270000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":337500,"taxable":337500,"land":67500,"improvement":270000,"taxableLand":67500,"taxableImprovement":270000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":337500,"taxable":337500,"land":67500,"improvement":270000,"taxableLand":67500,"taxableImprovement":270000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":380300,"taxable":380300,"land":76060,"improvement":304240,"taxableLand":76060,"taxableImprovement":304240,"exemptLand":0,"exemptImprovement":0}],"taxNow":4724,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"931592","date":"2018-11-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-30","scope":"USE TO 2-FAMILY HOUSEHOLD LIVING UNITS ON THE 2ND FLOOR ABOVE THE VACANT COMMERCIAL SPACE ON THE 1ST FLOOR TO RESOLVE VIOLATIONS CASE #515720 & #632590 FOR MULTI-FAMILY UNITS AND USE. *NO SIGN PERMIT ON THIS APPLICATION*"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2006,"k":"sale","p":45000},{"y":2010,"k":"viol","w":"6 L&I violations"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2017,"k":"appeal","w":"Appeal denied"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"viol","w":"5 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×3"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"appeal","w":"Appeal granted"}],"rented":false,"licenses":[{"number":"704134","type":"Rental","status":"Inactive","businessName":"PARRISH WILSON","legalName":"PARRISH WILSON","address":"1801 S 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-06-07","latestIssueDate":"2021-06-01","expirationDate":"2022-06-06","inactiveDate":"2022-08-05"}],"licenseActivity":[{"number":"704134","type":"Rental","businessName":"PARRISH WILSON","legalName":"PARRISH WILSON","issuedDate":"2016-06-07","latestIssueDate":"2021-06-01","closureDate":"2022-08-05","expirationDate":"2022-06-06","inactiveDate":"2022-08-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 207% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $146,600 to $449,600","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28204: OPEN · Denied; related permit 697277. Use permit #931592: COMPLETED. The history also contains “PERM Z- NEW 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-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":"14 failed, 3 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 29, 2019.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 4 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"}]}