{"asOf":"2026-07-31T09:25:04.741Z","block":"5400-5499 WOODCREST AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-woodcrest-ave","address":"5428 WOODCREST AVE","parcelNumber":"522138800","source":"https://property.phila.gov/?p=522138800","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"K58","buildingCodeNew":"36","buildingClass":"S/D W/B GAR 3 STY STONE","buildingClassNew":"TWIN OLD STYLE","useLabel":"House","owner":"HOMES BY VANZANT LLC","coOwner":null,"marketValue":456000,"landAssessment":91200,"improvementAssessment":364800,"livableArea":2380,"yearBuilt":1925,"lastSale":{"price":175000,"date":"2020-07-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"3168208","date":"2013-11-15","code":"PM-102.4/2","title":"LICENSE-VAC RES 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WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":7,"baths":3,"stories":3,"lotArea":3760,"zoning":"RSA3","grade":"C+","basement":"A","heater":"A","centralAir":null,"extCond":"4","intCond":"2","garage":2,"homestead":false,"mail":"5437 WOODCREST AVE, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[{"year":1994,"total":2003.26,"principal":0,"interest":1748.37,"penalty":90.96},{"year":1995,"total":3096.14,"principal":0,"interest":2758.4,"penalty":116.02},{"year":1996,"total":2323.43,"principal":0,"interest":2062.52,"penalty":88.34},{"year":1997,"total":1785.45,"principal":0,"interest":1597.03,"penalty":67.36},{"year":1998,"total":3825.91,"principal":639.07,"interest":2815.79,"penalty":121.77},{"year":1999,"total":4843.03,"principal":1739.54,"interest":2687.59,"penalty":121.77},{"year":2000,"total":4677.08,"principal":1739.54,"interest":2531.03,"penalty":121.77},{"year":2001,"total":4511.14,"principal":1739.54,"interest":2374.48,"penalty":121.77},{"year":2002,"total":4345.18,"principal":1739.54,"interest":2217.92,"penalty":121.77},{"year":2003,"total":4179.23,"principal":1739.54,"interest":2061.36,"penalty":121.77},{"year":2004,"total":4278.47,"principal":1855.1,"interest":2031.33,"penalty":129.86},{"year":2005,"total":4101.49,"principal":1855.1,"interest":1864.37,"penalty":129.86},{"year":2006,"total":3924.51,"principal":1855.1,"interest":1697.41,"penalty":129.86},{"year":2007,"total":310.73,"principal":0,"interest":180.87,"penalty":129.86}],"taxNet":48205.05,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":78400,"taxable":78400,"land":33088,"improvement":45312,"taxableLand":33088,"taxableImprovement":45312,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":78400,"taxable":78400,"land":17640,"improvement":60760,"taxableLand":17640,"taxableImprovement":60760,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":78400,"taxable":78400,"land":17640,"improvement":60760,"taxableLand":17640,"taxableImprovement":60760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":91000,"taxable":91000,"land":20475,"improvement":70525,"taxableLand":20475,"taxableImprovement":70525,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":94400,"taxable":94400,"land":21240,"improvement":73160,"taxableLand":21240,"taxableImprovement":73160,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":94400,"taxable":94400,"land":21240,"improvement":73160,"taxableLand":21240,"taxableImprovement":73160,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":94400,"taxable":94400,"land":21240,"improvement":73160,"taxableLand":21240,"taxableImprovement":73160,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":594100,"taxable":594100,"land":118820,"improvement":475280,"taxableLand":118820,"taxableImprovement":475280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":594100,"taxable":594100,"land":118820,"improvement":475280,"taxableLand":118820,"taxableImprovement":475280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":495600,"taxable":495600,"land":99120,"improvement":396480,"taxableLand":99120,"taxableImprovement":396480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":495600,"taxable":495600,"land":99120,"improvement":396480,"taxableLand":99120,"taxableImprovement":396480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":456000,"taxable":456000,"land":91200,"improvement":364800,"taxableLand":91200,"taxableImprovement":364800,"exemptLand":0,"exemptImprovement":0}],"taxNow":6937,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2020-013255","date":"2020-11-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-11-16","scope":"EZ PERMIT STANDARDS 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. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work any modifications to exterior walls, party walls, floor/roof framing or foundations; including underpinning, excavation, and removal of foundation slab. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. Separate permits required for Mechanical, Electric and Plumbing. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"MP-2020-005545","date":"2020-11-17","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-08-27","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS NOT ALLOWED ON THIS PERMIT UNLESS ON APPROVED BUILDING PLANS* Installation of new HVAC and duct work. 92%, 60,000 BTU furnaces. Matching 2 1/2 ton condensers, 12 diffusers, 1 Mechanical room for 2nd & 3rd floors, 1 in basement. Both condensers outside on the ground."},{"number":"PP-2020-012829","date":"2020-11-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-08-24","scope":"Replacement and updating of following fixtures: 1Flr 1 toilet, 1 lav sink, 1 kitchen sink and 1 laundry stand pipe. 2Flr 1 toilet, 2 lav sinks and 1 Tub/shower. 3Flr 1 toilet, 1 Lav sink and 1 shower. Basement Water heater."},{"number":"EP-2020-005031","date":"2020-12-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-16","scope":"Rewire through out Service existing Smokes and CO As per 2014 NEC"},{"number":"PP-2021-017947","date":"2021-10-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-22","scope":"Replace house drain, house trap and fresh air inlet."},{"number":"EP-2022-009960","date":"2022-09-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-21","scope":"Installation of solar array in accordance with signed standard."}],"storyTag":"Improved","storyDelta":25.92,"timeline":[{"y":2013,"k":"insp","w":"Inspection failed"},{"y":2014,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"sale","p":175000},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"668864","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"DAINA WILSON MCLEAN","legalName":"DAINA WILSON MCLEAN","address":"5428 WOODCREST AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-06-20","latestIssueDate":"2020-06-19","expirationDate":"2021-06-30","inactiveDate":null}],"licenseActivity":[{"number":"668864","type":"Vacant Residential Property / Lot","businessName":"DAINA WILSON MCLEAN","legalName":"DAINA WILSON MCLEAN","issuedDate":"2015-06-20","latestIssueDate":"2020-06-19","closureDate":"2021-06-30","expirationDate":"2021-06-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 15, 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 #668864: Closed","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 2 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"}]}