{"asOf":"2026-07-29T03:11:33.970Z","block":"1300-1399 S 53RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-53rd-st","address":"1316 S 53RD ST","parcelNumber":"511232700","source":"https://property.phila.gov/?p=511232700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"EQUITY HOLDING CORP TR","coOwner":"1316 SOUTH 53RD STREET TRUST NO 23100609","marketValue":393000,"landAssessment":78600,"improvementAssessment":314400,"livableArea":2218,"yearBuilt":1915,"lastSale":{"price":250000,"date":"2023-10-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"1006012","date":"2008-03-07","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2006794","date":"2011-03-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2006793","date":"2014-03-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2773863","date":"2013-03-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430811","date":"2017-03-30","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430808","date":"2017-03-30","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430810","date":"2017-03-30","code":"PM15-304.1C","title":"EXTERIOR STRUCT UNSAFE COND 3","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430809","date":"2017-03-30","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430812","date":"2017-03-30","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"150044","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-03-07","completedDate":"2019-05-31","violations":[{"number":"1006012","date":"2008-03-07","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"269102","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-03-14","completedDate":"2013-03-20","violations":[{"number":"2006794","date":"2011-03-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2006793","date":"2014-03-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"373239","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-03-20","completedDate":"2013-05-30","violations":[{"number":"2773863","date":"2013-03-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"577278","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-03-30","completedDate":"2018-04-04","violations":[{"number":"4430811","date":"2017-03-30","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430808","date":"2017-03-30","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430810","date":"2017-03-30","code":"PM15-304.1C","title":"EXTERIOR STRUCT UNSAFE COND 3","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430809","date":"2017-03-30","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430812","date":"2017-03-30","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2017,"n":5,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"22889","date":"2004-02-09","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"150044","date":"2008-03-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"150044","date":"2008-03-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"150044","date":"2008-04-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"150044","date":"2008-04-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"150044","date":"2008-04-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"150044","date":"2008-06-30","type":"PRECOURT","status":"FAILED"},{"caseNumber":"150044","date":"2011-03-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"269102","date":"2011-03-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269102","date":"2013-03-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"373239","date":"2013-03-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"373239","date":"2013-04-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"373239","date":"2013-05-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"577278","date":"2017-03-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"577278","date":"2017-06-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"577278","date":"2017-08-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"577278","date":"2018-04-03","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2008,"fails":5,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2013,"fails":2,"passes":2},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94113378718279,"lng":-75.22252937404936,"geom":{"type":"Polygon","coordinates":[[[-75.222645148,39.941024604],[-75.222680746,39.941055065],[-75.222414358,39.941242887],[-75.222378709,39.941211523],[-75.222645148,39.941024604]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":6,"baths":3,"stories":2,"lotArea":1530,"zoning":"RSA5","grade":"C+","basement":"D","heater":"B","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 401624, LAS VEGAS NV, 89140","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":26200,"taxable":26200,"land":7650,"improvement":18550,"taxableLand":7650,"taxableImprovement":18550,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":26200,"taxable":26200,"land":5895,"improvement":20305,"taxableLand":5895,"taxableImprovement":20305,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":26200,"taxable":26200,"land":5895,"improvement":20305,"taxableLand":5895,"taxableImprovement":20305,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":39800,"taxable":39800,"land":8955,"improvement":30845,"taxableLand":8955,"taxableImprovement":30845,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":43100,"taxable":43100,"land":9698,"improvement":33402,"taxableLand":9698,"taxableImprovement":33402,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":43100,"taxable":43100,"land":9698,"improvement":33402,"taxableLand":9698,"taxableImprovement":33402,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":43100,"taxable":43100,"land":9698,"improvement":33402,"taxableLand":9698,"taxableImprovement":33402,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":85800,"taxable":85800,"land":17160,"improvement":68640,"taxableLand":17160,"taxableImprovement":68640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":85800,"taxable":85800,"land":17160,"improvement":68640,"taxableLand":17160,"taxableImprovement":68640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":300000,"taxable":300000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":240000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":300000,"taxable":300000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":240000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":393000,"taxable":393000,"land":78600,"improvement":314400,"taxableLand":78600,"taxableImprovement":314400,"exemptLand":0,"exemptImprovement":0}],"taxNow":4199,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"675977","date":"2016-03-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-05-30","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"688864","date":"2016-06-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"FOR A TWO(2) FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE."},{"number":"824986","date":"2017-12-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"MAKE SAFE PERMIT - PERMIT APPLICATION IN RESPONSE TO UNSAFE VIOLATIONS ON CASE #577278. TO COMPLY VIOLATION, COMPLETED WORK IS TO BE INSPECTED AND APPROVED AS AN APPROPRIATE REPAIR TO EACH VIOLATION AS PER ENGINEER'S REPORT SUBMITTED. LICENSED CONTRACTOR TO ASSUME RESPONSIBILITY OF WORK. NO OTHER WORK ON THIS PERMIT. SEPARATE PERMITS REQUIRED FOR ALTERATION, PLUMBING, ELECTRIC AND HVAC. CALL THE INSPECTOR AT LEAST 24 HOURS PRIOR TO THE START OF WORK. CONSTRUCTION TO MAKE SAFE AS PER ENGINEER REPORT AND PLAN."},{"number":"925650","date":"2018-11-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"TOTAL REWIRE, 200A SERVICE (SMOKES/COMBOS, SWITCHES, OUTLETS, PANELS) AS PER 2008 NEC (WEST DIST)"},{"number":"914651","date":"2018-11-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-08","scope":"FULL REMODEL OF EXISTING SFD TO BUILD A DUPLEX PER PLANS"},{"number":"940624","date":"2019-01-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-08","scope":"3-WATER CLOSET,3-LAVS, 3-TUBS, 2-KITCHEN SINKS WITH PEX AND STACK & WATER HEATER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"943011","date":"2019-01-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-08","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (DUPLEX)"}],"storyTag":"Renovated & sold on","storyDelta":7.62,"timeline":[{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"sale","p":29000},{"y":2017,"k":"viol","w":"5 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2017,"k":"insp","w":"Inspection failed ×3"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"sale","p":80000},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2023,"k":"sale","p":250000}],"rented":false,"licenses":[{"number":"861402","type":"Rental","status":"Expired","businessName":"Jennie Nguyen","legalName":"Jennie Nguyen","address":"1316 S 53RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-02-12","latestIssueDate":"2023-01-28","expirationDate":"2024-02-11","inactiveDate":null}],"licenseActivity":[{"number":"861402","type":"Rental","businessName":"Jennie Nguyen","legalName":"Jennie Nguyen","issuedDate":"2021-02-12","latestIssueDate":"2023-01-28","closureDate":"2024-02-11","expirationDate":"2024-02-11","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $300,000 to $393,000","no permit shown in 2026-2028"],"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":"Use permit #688864: COMPLETED.","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 9 historical violations across 4 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, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 3, 2018.","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"}]}