{"asOf":"2026-07-28T22:05:31.297Z","block":"1100-1199 S 54TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-54th-st","address":"1128 S 54TH ST","parcelNumber":"513127800","source":"https://property.phila.gov/?p=513127800","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"24","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"CHARNAT HOMES LLC","coOwner":null,"marketValue":247800,"landAssessment":49560,"improvementAssessment":198240,"livableArea":1540,"yearBuilt":1925,"lastSale":{"price":125000,"date":"2022-01-22T05:00:00Z"},"openViolations":3,"violations":[{"number":"2415699","date":"2011-09-26","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2415698","date":"2011-09-26","code":"PM-302.3/1","title":"EXT 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COURTS","status":"CLOSED","createdDate":"2022-07-14","completedDate":"2025-08-05","violations":[{"number":"VI-2022-050514","date":"2022-07-14","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"CLOSED","resolutionDate":"2025-06-24","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-050515","date":"2022-07-14","code":"A-301.1/71","title":"PERMB- CREATE WALL BREACH","status":"CLOSED","resolutionDate":"2025-06-24","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2022-076717","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-01","completedDate":"2024-04-12","violations":[{"number":"VI-2022-056134","date":"2022-08-01","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2022-08-01","resolution":"SVN ISSUED"}]},{"number":"CF-2026-072794","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY 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INSP","status":"PASSED"},{"caseNumber":"661689","date":"2019-01-15","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"661689","date":"2019-02-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"661689","date":"2021-12-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-069468","date":"2022-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-076717","date":"2022-08-01","type":null,"status":null},{"caseNumber":"CF-2022-069468","date":"2022-08-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-069468","date":"2022-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-069468","date":"2025-06-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-072794","date":"2026-06-18","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2018,"fails":3,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2022,"fails":3,"passes":0},{"y":2025,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94336346288492,"lng":-75.22761096181856,"geom":{"type":"Polygon","coordinates":[[[-75.227483514,39.943425342],[-75.227699569,39.943270865],[-75.227738294,39.943302424],[-75.227520427,39.943456587],[-75.227483514,39.943425342]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":1,"lotArea":1328,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"160 EAST SUNRISE HWY 1003, FREEPORT NY, 11520","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS TWO (2) DWELLING UNITS IN AN EXISTING STRUCTURE.","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2022-04-28","number":"ZP-2022-001536","relatedPermit":"ZP-2022-001536"}],"taxYears":[{"year":2016,"total":1038.11,"principal":870.88,"interest":13.06,"penalty":8.71}],"taxNet":1038.11,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":6,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":54100,"taxable":54100,"land":6640,"improvement":47460,"taxableLand":6640,"taxableImprovement":47460,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":54100,"taxable":54100,"land":8115,"improvement":45985,"taxableLand":8115,"taxableImprovement":45985,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":54100,"taxable":54100,"land":8115,"improvement":45985,"taxableLand":8115,"taxableImprovement":45985,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":58500,"taxable":58500,"land":8700,"improvement":49800,"taxableLand":8700,"taxableImprovement":49800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":63400,"taxable":63400,"land":9429,"improvement":53971,"taxableLand":9429,"taxableImprovement":53971,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":63400,"taxable":63400,"land":9429,"improvement":53971,"taxableLand":9429,"taxableImprovement":53971,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":63400,"taxable":63400,"land":9429,"improvement":53971,"taxableLand":9429,"taxableImprovement":53971,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":80000,"taxable":80000,"land":16000,"improvement":64000,"taxableLand":16000,"taxableImprovement":64000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":279000,"taxable":80000,"land":55800,"improvement":223200,"taxableLand":55800,"taxableImprovement":24200,"exemptLand":0,"exemptImprovement":199000},{"y":2025,"v":234600,"taxable":67269,"land":46920,"improvement":187680,"taxableLand":46920,"taxableImprovement":20349,"exemptLand":0,"exemptImprovement":167331},{"y":2026,"v":234600,"taxable":67269,"land":46920,"improvement":187680,"taxableLand":46920,"taxableImprovement":20349,"exemptLand":0,"exemptImprovement":167331},{"y":2027,"v":247800,"taxable":71054,"land":49560,"improvement":198240,"taxableLand":49560,"taxableImprovement":21494,"exemptLand":0,"exemptImprovement":176746}],"taxNow":942,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"925601","date":"2018-11-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-26","scope":"WATER SERVICE FROM STREET TO INSIDE OF HOUSE PA20183110966 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"GM-2023-001071","date":"2023-02-08","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-05-18","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."},{"number":"RP-2022-014167","date":"2023-03-03","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-09-11","scope":"For interior alterations throughout an existing attached single family dwelling per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Basement to remain non-habitable/storage and utilities only."},{"number":"MP-2023-003317","date":"2023-07-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-17","scope":"INSTALL 2.5 TON, 30,000 BTU CONDERSER COIL AND HEAT PUMP (ELECTRICAL) ACCORDING TO THE 2018 IMC"},{"number":"PP-2023-010500","date":"2023-07-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-17","scope":"INSTALL 2-1/2 BATHROOM (3 water closets, 3 lavatories, 2 shower/tubs) INSTALL I KITCHEN SINK AND I WASHING MACHINE BOX ACCORDING TO THE 2018 PC."},{"number":"EP-2023-007134","date":"2023-07-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-17","scope":"REPLACE 200 AMP SERVICE AS PER 2017 NEC"}],"storyTag":"Renovated & sold on","storyDelta":10.3,"timeline":[{"y":2022,"k":"sale","p":125000},{"y":2022,"k":"appeal","w":"Appeal withdrawn"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"260880","type":"Rental","status":"Inactive","businessName":"MIRIAM DAWSON","legalName":"MIRIAM DAWSON","address":"1128 S 54TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-11-22","latestIssueDate":"2006-07-10","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"792447","type":"Rental","status":"Inactive","businessName":"Vadim Kizhnerman Benina Galina","legalName":"Vadim Kizhnerman Benina Galina","address":"1128 S 54TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-10-22","latestIssueDate":"2018-10-22","expirationDate":"2019-10-21","inactiveDate":"2019-12-20"},{"number":"799936","type":"Rental","status":"Inactive","businessName":"Dolores & Sean Waldron","legalName":"Dolores & Sean Waldron","address":"1128 S 54TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-01-17","latestIssueDate":"2022-01-19","expirationDate":"2023-01-16","inactiveDate":"2023-03-17"},{"number":"936727","type":"Rental","status":"Active","businessName":"Charles Bennett Jr (Charnat Homes, LLC)","legalName":"Charles Bennett Jr","address":"1128 S 54TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-10-27","latestIssueDate":"2025-11-18","expirationDate":"2026-10-26","inactiveDate":null}],"licenseActivity":[{"number":"936727","type":"Rental","businessName":"Charles Bennett Jr (Charnat Homes, LLC)","legalName":"Charles Bennett Jr","issuedDate":"2023-10-27","latestIssueDate":"2025-11-18","closureDate":null,"expirationDate":"2026-10-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"799936","type":"Rental","businessName":"Dolores & Sean Waldron","legalName":"Dolores & Sean Waldron","issuedDate":"2019-01-17","latestIssueDate":"2022-01-19","closureDate":"2023-03-17","expirationDate":"2023-01-16","inactiveDate":"2023-03-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"792447","type":"Rental","businessName":"Vadim Kizhnerman Benina Galina","legalName":"Vadim Kizhnerman Benina Galina","issuedDate":"2018-10-22","latestIssueDate":"2018-10-22","closureDate":"2019-12-20","expirationDate":"2019-10-21","inactiveDate":"2019-12-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"260880","type":"Rental","businessName":"MIRIAM DAWSON","legalName":"MIRIAM DAWSON","issuedDate":"2003-11-22","latestIssueDate":"2006-07-10","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-001536: Dismissed / Withdrawn · Withdrawn; related permit ZP-2022-001536.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2023-001071 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"15 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (160 EAST SUNRISE HWY 1003, FREEPORT NY, 11520).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"13 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 18, 2026.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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"}]}