{"asOf":"2026-07-30T04:05:30.345Z","block":"500-599 W WILLOW GROVE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-w-willow-grove-ave","address":"501-41 W WILLOW GROVE AVE","parcelNumber":"775536400","source":"https://property.phila.gov/?p=775536400","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"SS","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE ACRE+","buildingClassNew":null,"useLabel":"Vacant lot","owner":"SPRINGSIDE CHESTNUT HILL","coOwner":null,"marketValue":10582700,"landAssessment":10582700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2013-09-09T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06228032697992,"lng":-75.21042053270986,"geom":{"type":"Polygon","coordinates":[[[-75.211086813,40.060780157],[-75.212243886,40.061465904],[-75.209859849,40.0638408],[-75.208597833,40.063092839],[-75.21090095,40.060798596],[-75.210988912,40.060759798],[-75.211086813,40.060780157]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":397084,"zoning":"RSD1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"8000 CHEROKEE ST, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A STORAGE STRUCTURE ( 16' HIGH), FOR THE ERECTION OF A  ( TWELVE (12' HIGH)  CHAIN LINK FENCE ON FRONT, FOR THE ERECTION OF A 10' HIGH CHAIN LINK FENCE  ON FRONT, FOR THE ERECTION OF A TWENTY(20' HIGH) FENCE ON SI","status":"CLOSED","outcome":"Granted","date":"2012-08-22","number":"18245","relatedPermit":"409983"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9927100,"taxable":0,"land":9927100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":9927100,"exemptImprovement":0},{"y":2017,"v":9927100,"taxable":0,"land":9927100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":9927100,"exemptImprovement":0},{"y":2018,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0},{"y":2019,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0},{"y":2020,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0},{"y":2021,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0},{"y":2022,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0},{"y":2023,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0},{"y":2024,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0},{"y":2025,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0},{"y":2026,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0},{"y":2027,"v":10582700,"taxable":0,"land":10582700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10582700,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"404867","date":"2012-05-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-05-22","scope":"RESURFACE AND RECONDITION EXISTING ATHLETIC FIELDS, ERECT WOOD GUARD RAIL MAXIMUM HEIGHT FOUR FEET, AS PER PLANS."},{"number":"409983","date":"2012-08-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-08-27","scope":"ERECT BLEACHERS, DUGOUTS, STORAGE SHED, SCORE BOARD, AND FENCING ( INCLUDING ATHLETIC EVENT FENCING ) MAX. HGT. NTE 20 FT., ALLAS PART OF AN EXISTING ATHLETIC FACILITY AS PER PLANS."},{"number":"424585","date":"2012-09-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-28","scope":"NEW STORM WATER MGMT SYSTEM FOR ATHLETIC FIELDS 16 AREA DRAINS 18 INLETS(ATHLETIC FIELD)PA1#20122341653"},{"number":"OP-2021-000498","date":"2021-08-30","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2022-04-18","scope":"Install a temporary 50' x 110' tent at SCH Academy as per 2018 Philadelphia Fire Code"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Zoning"},{"y":2012,"k":"appeal","w":"Appeal granted"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2021,"k":"permit","w":"Temporary Tents and Canopies"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #409983: COMPLETED.","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: OP-2021-000498 (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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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.","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/"},{"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/"}],"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/"}]}