{"asOf":"2026-07-26T08:09:54.154Z","block":"1000-1099 S 53RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-s-53rd-st","address":"1015 S 53RD ST","parcelNumber":"511042500","source":"https://property.phila.gov/?p=511042500","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":"LG LLC","coOwner":null,"marketValue":211200,"landAssessment":42240,"improvementAssessment":168960,"livableArea":1190,"yearBuilt":1925,"lastSale":{"price":91000,"date":"2018-06-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"3068289","date":"2013-07-24","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3068290","date":"2013-07-24","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2894079","date":"2013-08-08","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3733762","date":"2015-10-07","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-021983","date":"2021-04-16","code":"PM15-308.3","title":"DISPOSAL OF GARBAGE","status":"COMPLIED","resolutionDate":"2021-05-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"3709293","date":"2015-06-23","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"393975","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-07-26","completedDate":"2015-11-04","violations":[{"number":"3068289","date":"2013-07-24","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3068290","date":"2013-07-24","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"396522","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-08-09","completedDate":"2015-11-04","violations":[{"number":"2894079","date":"2013-08-08","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"505621","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-10-08","completedDate":"2015-11-19","violations":[{"number":"3733762","date":"2015-10-07","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-029170","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-16","completedDate":"2021-05-24","violations":[{"number":"VI-2021-021983","date":"2021-04-16","code":"PM15-308.3","title":"DISPOSAL OF GARBAGE","status":"COMPLIED","resolutionDate":"2021-05-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"594977","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3709293","date":"2015-06-23","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":3,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"393975","date":"2013-07-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"396522","date":"2013-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"393975","date":"2013-09-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"396522","date":"2013-09-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"393975","date":"2013-10-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"393975","date":"2014-01-06","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"393975","date":"2014-01-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"417152","date":"2014-02-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"505621","date":"2015-10-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"505621","date":"2015-11-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-029170","date":"2021-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-029170","date":"2021-05-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2013,"fails":3,"passes":0},{"y":2014,"fails":0,"passes":2},{"y":2015,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.945068738048654,"lng":-75.2264468842752,"geom":{"type":"Polygon","coordinates":[[[-75.22633311,39.945119619],[-75.226522291,39.944985782],[-75.226561182,39.945017345],[-75.226371069,39.945152016],[-75.22633311,39.945119619]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":2,"lotArea":1152,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":1,"homestead":false,"mail":"PO BOX 37635, PHILADELPHIA PA, 19101","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":602.44,"principal":409.91,"interest":43.04,"penalty":28.69},{"year":2016,"total":681.32,"principal":542.49,"interest":8.14,"penalty":5.42}],"taxNet":1283.76,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":33700,"taxable":33700,"land":5184,"improvement":28516,"taxableLand":5184,"taxableImprovement":28516,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":33700,"taxable":33700,"land":5055,"improvement":28645,"taxableLand":5055,"taxableImprovement":28645,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":33700,"taxable":33700,"land":5055,"improvement":28645,"taxableLand":5055,"taxableImprovement":28645,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":61800,"taxable":61800,"land":9200,"improvement":52600,"taxableLand":9200,"taxableImprovement":52600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":67000,"taxable":67000,"land":9974,"improvement":57026,"taxableLand":9974,"taxableImprovement":57026,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":67000,"taxable":67000,"land":9974,"improvement":57026,"taxableLand":9974,"taxableImprovement":57026,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":67000,"taxable":67000,"land":9974,"improvement":57026,"taxableLand":9974,"taxableImprovement":57026,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":175100,"taxable":175100,"land":35020,"improvement":140080,"taxableLand":35020,"taxableImprovement":140080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":175100,"taxable":175100,"land":35020,"improvement":140080,"taxableLand":35020,"taxableImprovement":140080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":209600,"taxable":209600,"land":41920,"improvement":167680,"taxableLand":41920,"taxableImprovement":167680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":209600,"taxable":209600,"land":41920,"improvement":167680,"taxableLand":41920,"taxableImprovement":167680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":211200,"taxable":211200,"land":42240,"improvement":168960,"taxableLand":42240,"taxableImprovement":168960,"exemptLand":0,"exemptImprovement":0}],"taxNow":2934,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"594977","date":"2015-03-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVAL OF INTERIOR NON-BEARING WALLS - INSTALL NEW DRYWALL WALLS - REPLACE WINDOWS AND DOORS - MODIFY EXISTING FRONT PORCH WALL FRAMING TO ACCOMODATE NEW WINDOW AND DOOR INSTALLATION VINYL SIDING FOR PORCH ENCLOSURE (HOMEOWNER PERFORMING WORK) EZ PERMIT STANDARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"749389","date":"2017-01-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-27","scope":"RE-WIRE ONE FAMILY DWELLING AS PER 2008 NEC. 100 AMP SERVICE UP GRADE 30 SLOT PANEL (SERVICE UPGRADE ONLY??) JS SEE SUPPLEMENTARY"},{"number":"778117","date":"2017-04-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-06-08","scope":"FULL REWIRE PER 2008 CODE"},{"number":"789911","date":"2017-06-07","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-06","scope":"REMOVAL OF INTERIOR NON-BEARING WALLS - INSTALL NEW DRYWALL WALLS - REPLACE WINDOWS AND DOORS - MODIFY EXISTING FRONT PORCH WALL FRAMING TO ACCOMODATE NEW WINDOW AND DOOR INSTALLATION VINYL SIDING FOR PORCH ENCLOSURE (HOMEOWNER PERFORMING WORK) EZ PERMIT STANDARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"790089","date":"2017-06-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-09","scope":"INSTALL ROUGH PLUMBING THROUGH 1 FULL BATH AND KITCHEN (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"823258","date":"2017-10-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-06","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK (SFD)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"insp","w":"Inspection passed ×2"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2018,"k":"sale","p":91000},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"683218","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MCKNIGHT JOHN","legalName":"MCKNIGHT JOHN","address":"1015 S 53RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-11-09","latestIssueDate":"2015-11-09","expirationDate":"2016-11-30","inactiveDate":"2017-01-29"},{"number":"788421","type":"Rental","status":"Active","businessName":"LG LLC (LG LLC)","legalName":"LG LLC","address":"1015 S 53RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-09-07","latestIssueDate":"2025-08-20","expirationDate":"2026-09-06","inactiveDate":null}],"licenseActivity":[{"number":"788421","type":"Rental","businessName":"LG LLC (LG LLC)","legalName":"LG LLC","issuedDate":"2018-09-07","latestIssueDate":"2025-08-20","closureDate":null,"expirationDate":"2026-09-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"683218","type":"Vacant Residential Property / Lot","businessName":"MCKNIGHT JOHN","legalName":"MCKNIGHT JOHN","issuedDate":"2015-11-09","latestIssueDate":"2015-11-09","closureDate":"2017-01-29","expirationDate":"2016-11-30","inactiveDate":"2017-01-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 161% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $67,000 to $175,100","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 594977 (EXPIRED), 778117 (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":"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":"5 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 24, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #683218: Inactive since Jan 29, 2017","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 5 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"}]}