{"asOf":"2026-07-26T08:29:09.424Z","block":"7900-7999 FOX RUN LN","blockUrl":"https://philadelphia.blockreport.homes/block/7900-7999-fox-run-ln","address":"7905 FOX RUN LN","parcelNumber":"631179803","source":"https://property.phila.gov/?p=631179803","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"B36","buildingCodeNew":"10","buildingClass":"DET W/GAR 2 STY FRAME","buildingClassNew":"COLONIAL","useLabel":"House","owner":"SILVA JUSSARA","coOwner":null,"marketValue":516100,"landAssessment":103220,"improvementAssessment":412880,"livableArea":2080,"yearBuilt":2001,"lastSale":{"price":1,"date":"2025-07-22T04:00:00Z"},"openViolations":4,"violations":[{"number":"2607763","date":"2012-10-12","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2607762","date":"2012-10-12","code":"CP-01","title":"CLIP VIOLATION 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VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2025-06-14","completedDate":null,"violations":[{"number":"VI-2025-044175","date":"2025-06-14","code":"A-301.1/1","title":"NEW STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2020,"n":3,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-007678","date":"2020-04-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-007678","date":"2020-05-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-007678","date":"2020-07-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-058650","date":"2025-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-058650","date":"2025-10-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-058650","date":"2025-10-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-058650","date":"2025-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-058650","date":"2026-02-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":3,"passes":0},{"y":2025,"fails":4,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0676768272891,"lng":-75.07316886196372,"geom":{"type":"Polygon","coordinates":[[[-75.073125023,40.067835421],[-75.073004264,40.067784102],[-75.073144607,40.067511989],[-75.073360865,40.067623582],[-75.073125023,40.067835421]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":4,"baths":2,"stories":2,"lotArea":5749,"zoning":"RSA3","grade":"C+","basement":null,"heater":null,"centralAir":true,"extCond":"4","intCond":"4","garage":2,"homestead":false,"mail":"7905 FOX RUN LN, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":6446.67,"principal":4957.66,"interest":520.55,"penalty":347.04}],"taxNet":6446.67,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":325000,"taxable":325000,"land":75000,"improvement":250000,"taxableLand":75000,"taxableImprovement":250000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":325000,"taxable":325000,"land":65975,"improvement":259025,"taxableLand":65975,"taxableImprovement":259025,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":325000,"taxable":325000,"land":65975,"improvement":259025,"taxableLand":65975,"taxableImprovement":259025,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":351000,"taxable":351000,"land":71200,"improvement":279800,"taxableLand":71200,"taxableImprovement":279800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":362500,"taxable":362500,"land":73533,"improvement":288967,"taxableLand":73533,"taxableImprovement":288967,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":362500,"taxable":362500,"land":73533,"improvement":288967,"taxableLand":73533,"taxableImprovement":288967,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":362500,"taxable":362500,"land":73533,"improvement":288967,"taxableLand":73533,"taxableImprovement":288967,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":404200,"taxable":404200,"land":80840,"improvement":323360,"taxableLand":80840,"taxableImprovement":323360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":404200,"taxable":404200,"land":80840,"improvement":323360,"taxableLand":80840,"taxableImprovement":323360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":507700,"taxable":507700,"land":101540,"improvement":406160,"taxableLand":101540,"taxableImprovement":406160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":507700,"taxable":507700,"land":101540,"improvement":406160,"taxableLand":101540,"taxableImprovement":406160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":516100,"taxable":516100,"land":103220,"improvement":412880,"taxableLand":103220,"taxableImprovement":412880,"exemptLand":0,"exemptImprovement":0}],"taxNow":7107,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"EP-2023-009421","date":"2023-11-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-07-22","scope":"Lamps & switches replacement AS PER NEC 2017"},{"number":"RP-2023-011884","date":"2023-11-13","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2025-07-22","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 includes any modification to exterior walls, party walls, floor/roof framing or foundations, underpinning and excavations (i.e., digging in basement). Any work/alterations to the basement/cellar are expressly prohibited unless documented as an existing habitable space with heights and means of egress per conditions of the EZ standard. separate permits required for mechanical, electric and plumbing, etc. *No basement alterations of any kind were proposed or approved for this permit* *No structural alterations of any kind were proposed or approved for this permit* Interior Kitchen renovations: Drywall & flooring replacement, new cabinets. These renovations will be done on 1st floor. No basement alterations and no structural alterations will take place. No alterations in the layout of the kitchen will be done. This permit is to do small renovations on finishes of the existing kitchen."},{"number":"PP-2023-013583","date":"2023-11-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-07-22","scope":"Kitchen sink replacement."}],"storyTag":"Improved","storyDelta":0.34,"timeline":[{"y":2002,"k":"sale","p":242730},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"sale","p":325000},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["4 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: EP-2023-009421 (Expired), RP-2023-011884 (Expired), PP-2023-013583 (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":"4 open L&I violations","finding":"13 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 25, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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.","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"}]}