{"asOf":"2026-07-26T11:43:12.319Z","block":"6500-6599 E WISTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/6500-6599-e-wister-st","address":"6522 E WISTER ST","parcelNumber":"591244500","source":"https://property.phila.gov/?p=591244500","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":"AVIV CAPITAL INVESTMENTS","coOwner":null,"marketValue":152800,"landAssessment":30560,"improvementAssessment":122240,"livableArea":1064,"yearBuilt":1950,"lastSale":{"price":23000,"date":"2017-10-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"4973981","date":"2019-03-13","code":"CP-01","title":"CLIP VIOLATION 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REPAIR"},{"number":"VI-2023-019314","date":"2023-03-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-04-12","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"676344","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-03-13","completedDate":"2019-04-22","violations":[{"number":"4973981","date":"2019-03-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4973983","date":"2019-03-13","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4973982","date":"2019-03-13","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"725489","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2020-02-27","completedDate":"2020-07-06","violations":[{"number":"211993216","date":"2020-02-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211993214","date":"2020-02-27","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-030384","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2021-04-21","completedDate":"2021-05-20","violations":[{"number":"VI-2021-023045","date":"2021-04-20","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-05-20","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-025310","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-03-28","completedDate":"2023-04-12","violations":[{"number":"VI-2023-019314","date":"2023-03-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-04-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":3,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"725489","date":"2020-07-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-030384","date":"2021-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-030384","date":"2021-05-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-025310","date":"2023-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-025310","date":"2023-04-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":0,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.053833357348914,"lng":-75.15791219392767,"geom":{"type":"Polygon","coordinates":[[[-75.157775338,40.053849221],[-75.157779153,40.053805912],[-75.158069201,40.053819017],[-75.158026145,40.053860506],[-75.157775338,40.053849221]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":3,"baths":1,"stories":2,"lotArea":1346,"zoning":"RM1","grade":"D+","basement":"D","heater":"A","centralAir":false,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"1512 LEXINGTON DR, DRESHER PA, 19025","mailOut":true,"appeals":[],"taxYears":[{"year":2016,"total":940.1,"principal":780.67,"interest":11.71,"penalty":7.81}],"taxNet":940.1,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":81400,"taxable":51400,"land":8344,"improvement":73056,"taxableLand":8344,"taxableImprovement":43056,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":81400,"taxable":51400,"land":12210,"improvement":69190,"taxableLand":12210,"taxableImprovement":39190,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":81400,"taxable":51400,"land":12210,"improvement":69190,"taxableLand":12210,"taxableImprovement":39190,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":76200,"taxable":76200,"land":11430,"improvement":64770,"taxableLand":11430,"taxableImprovement":64770,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":73000,"taxable":73000,"land":10950,"improvement":62050,"taxableLand":10950,"taxableImprovement":62050,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":73000,"taxable":73000,"land":10950,"improvement":62050,"taxableLand":10950,"taxableImprovement":62050,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":73000,"taxable":73000,"land":10950,"improvement":62050,"taxableLand":10950,"taxableImprovement":62050,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":107500,"taxable":107500,"land":21500,"improvement":86000,"taxableLand":21500,"taxableImprovement":86000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":107500,"taxable":107500,"land":21500,"improvement":86000,"taxableLand":21500,"taxableImprovement":86000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":142800,"taxable":142800,"land":28560,"improvement":114240,"taxableLand":28560,"taxableImprovement":114240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":142800,"taxable":142800,"land":28560,"improvement":114240,"taxableLand":28560,"taxableImprovement":114240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":152800,"taxable":152800,"land":30560,"improvement":122240,"taxableLand":30560,"taxableImprovement":122240,"exemptLand":0,"exemptImprovement":0}],"taxNow":1999,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"948369","date":"2019-02-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-21","scope":"CONSTRUCT NEW HVAC SYSTEM AS PER MANUFACTURER'S REQUIREMENTS, FUEL GAS CODE AND OUR EZ PERMIT DUCTWORK & WARM-AIR EQUIPMENT STANDARD INSTALL 90% 80K WARM AIR & 3T AC PLUMBING CONTRACTOR RESPONSIBLE FOR THE CONDITION AND CAPACITY OF EXT'G MASONRY CHIMNEY IF USE FOR DHW"},{"number":"948435","date":"2019-02-11","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-03-23","scope":"LEVEL 2 ALTERATION USING EZ STANDARD LAMINATE DRYWALL/ INSULATE NEW WINDOWS/ DOORS/ TRIM & FINISH NEW KITCHEN/ BATH SEPERATE PERMITS NEEDED FOR MICHANICAL, ELECTRICAL & PLUMBING"},{"number":"963106","date":"2019-04-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 200AMP SERVICE AND TOTAL REWIRE WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"976155","date":"2019-05-14","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-01-24","scope":"EZ PERMIT DECKS- For New Decks to an Exiting One Family Dwelling as per attached standards. Deviations from these standards require submission of construction and site plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"sale","p":23000},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"806068","type":"Rental","status":"Active","businessName":"Mike Merkam","legalName":"Mike Merkam","address":"6522 E WISTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-03-18","latestIssueDate":"2026-02-04","expirationDate":"2027-03-17","inactiveDate":null}],"licenseActivity":[{"number":"806068","type":"Rental","businessName":"Mike Merkam","legalName":"Mike Merkam","issuedDate":"2019-03-18","latestIssueDate":"2026-02-04","closureDate":null,"expirationDate":"2027-03-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 948369 (Expired), 948435 (Expired), 963106 (Issued). 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1512 LEXINGTON DR, DRESHER PA, 19025).","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 1950 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":"2 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 12, 2023.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 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"}]}