{"asOf":"2026-07-26T02:30:37.109Z","block":"6500-6599 RACE ST","blockUrl":"https://philadelphia.blockreport.homes/block/6500-6599-race-st","address":"6523 RACE ST","parcelNumber":"774292200","source":"https://property.phila.gov/?p=774292200","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WB0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 2 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"HAITIAN MINISTRY THEOPHIL","coOwner":null,"marketValue":828100,"landAssessment":107650,"improvementAssessment":720450,"livableArea":4608,"yearBuilt":1950,"lastSale":{"price":27500,"date":"2013-01-09T05:00:00Z"},"openViolations":3,"violations":[{"number":"490840","date":"2007-02-12","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET 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C","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3544267","date":"2015-05-04","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-017815","date":"2025-03-31","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017816","date":"2025-03-31","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017817","date":"2025-03-31","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"101549","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":"2007-02-12","completedDate":"2009-08-19","violations":[{"number":"490840","date":"2007-02-12","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"490856","date":"2007-02-12","code":"PM-302.7/1","title":"EXT A-MOTOR VEH MUST BE REMOV","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"490855","date":"2007-02-12","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"490847","date":"2007-02-12","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"116281","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-06-11","completedDate":"2007-09-04","violations":[{"number":"623770","date":"2007-06-08","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"166667","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2008-06-25","completedDate":"2016-10-08","violations":[{"number":"999251","date":"2008-06-25","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"278178","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2011-05-19","completedDate":"2016-03-14","violations":[{"number":"3623670","date":"2011-05-19","code":"PM-307.1/18","title":"RETAINING/FENCE WALL PRTLY C","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"478042","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-05-05","completedDate":"2015-06-17","violations":[{"number":"3544267","date":"2015-05-04","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-023610","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-03-31","completedDate":null,"violations":[{"number":"VI-2025-017815","date":"2025-03-31","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017816","date":"2025-03-31","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017817","date":"2025-03-31","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":5,"worst":null},{"y":2008,"n":1,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2011,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"101549","date":"2007-02-12","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"116281","date":"2007-06-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"116281","date":"2007-07-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"116281","date":"2007-07-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"166667","date":"2008-06-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"278178","date":"2011-05-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"278178","date":"2011-06-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"478042","date":"2015-05-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"278178","date":"2015-06-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"478042","date":"2015-06-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"278178","date":"2015-07-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"166667","date":"2016-03-14","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"278178","date":"2016-03-14","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2025-023610","date":"2025-03-31","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":2,"passes":1},{"y":2008,"fails":1,"passes":0},{"y":2011,"fails":2,"passes":0},{"y":2015,"fails":3,"passes":1},{"y":2016,"fails":0,"passes":2},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96669309178761,"lng":-75.25082731038412,"geom":{"type":"Polygon","coordinates":[[[-75.250588356,39.966853377],[-75.250636927,39.966620768],[-75.250802648,39.966642625],[-75.250846256,39.966436118],[-75.251028054,39.966458857],[-75.250936113,39.96689722],[-75.250588356,39.966853377]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":12465,"zoning":"RSA3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4290 COATSWORTH DR, REX GA, 30273","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"WE FILED A POLICE REPORT ON 5/20/11 WHEN MEMBERS FROM THE CHURCH REPORTED WALL COLLAPSE. WE WERE TOLD THE CONTRACTORS NEARBY WHO USE BULLDOZERS AND TRACTOR TRAILERS ARE ON OUR PROPERTY AT NIGHT.","status":"OPEN","outcome":"City affirmed","date":"2011-12-02","number":"15280","relatedPermit":"278178"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":776800,"taxable":0,"land":187000,"improvement":589800,"taxableLand":0,"taxableImprovement":0,"exemptLand":187000,"exemptImprovement":589800},{"y":2017,"v":776800,"taxable":0,"land":187000,"improvement":589800,"taxableLand":0,"taxableImprovement":0,"exemptLand":187000,"exemptImprovement":589800},{"y":2018,"v":828100,"taxable":0,"land":107653,"improvement":720447,"taxableLand":0,"taxableImprovement":0,"exemptLand":107653,"exemptImprovement":720447},{"y":2019,"v":828100,"taxable":0,"land":107650,"improvement":720450,"taxableLand":0,"taxableImprovement":0,"exemptLand":107650,"exemptImprovement":720450},{"y":2020,"v":828100,"taxable":0,"land":107650,"improvement":720450,"taxableLand":0,"taxableImprovement":0,"exemptLand":107650,"exemptImprovement":720450},{"y":2021,"v":828100,"taxable":0,"land":107650,"improvement":720450,"taxableLand":0,"taxableImprovement":0,"exemptLand":107650,"exemptImprovement":720450},{"y":2022,"v":828100,"taxable":0,"land":107650,"improvement":720450,"taxableLand":0,"taxableImprovement":0,"exemptLand":107650,"exemptImprovement":720450},{"y":2023,"v":828100,"taxable":0,"land":107650,"improvement":720450,"taxableLand":0,"taxableImprovement":0,"exemptLand":107650,"exemptImprovement":720450},{"y":2024,"v":828100,"taxable":0,"land":107650,"improvement":720450,"taxableLand":0,"taxableImprovement":0,"exemptLand":107650,"exemptImprovement":720450},{"y":2025,"v":828100,"taxable":0,"land":107650,"improvement":720450,"taxableLand":0,"taxableImprovement":0,"exemptLand":107650,"exemptImprovement":720450},{"y":2026,"v":828100,"taxable":0,"land":107650,"improvement":720450,"taxableLand":0,"taxableImprovement":0,"exemptLand":107650,"exemptImprovement":720450},{"y":2027,"v":828100,"taxable":0,"land":107650,"improvement":720450,"taxableLand":0,"taxableImprovement":0,"exemptLand":107650,"exemptImprovement":720450}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1012459","date":"2019-09-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-24","scope":"REPAIR 3/4\"WATER SERVICE-PA1#20192630984-\"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\""}],"storyTag":"Improved","storyDelta":-0.58,"timeline":[{"y":2002,"k":"sale","p":190000},{"y":2008,"k":"viol","w":"L&I: VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection failed ×2"},{"y":2011,"k":"appeal","w":"Appeal city affirmed"},{"y":2013,"k":"sale","p":27500},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2016,"k":"insp","w":"Inspection passed ×2"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"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":["3 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #15280: OPEN · City affirmed; related permit 278178. The history also contains “NEW USE.”","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":"3 open L&I violations","finding":"11 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":"9 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Mar 31, 2025.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}]}