{"asOf":"2026-07-23T08:17:34.292Z","block":"1200-1299 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-n-front-st","address":"1246 N FRONT ST","parcelNumber":"871000030","source":"https://property.phila.gov/?p=871000030","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"821","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"1246 NORTH FRONT STREET L","coOwner":null,"marketValue":610000,"landAssessment":122000,"improvementAssessment":488000,"livableArea":3050,"yearBuilt":2019,"lastSale":{"price":220000,"date":"2018-03-29T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97020042643703,"lng":-75.13604706075049,"geom":{"type":"Polygon","coordinates":[[[-75.13593118,39.97020133],[-75.13594423,39.97015904],[-75.136161605,39.97019907],[-75.136154126,39.970242376],[-75.13593118,39.97020133]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":4,"lotArea":992,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"109 S 13TH ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":838800,"taxable":167800,"land":167800,"improvement":671000,"taxableLand":167800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":671000},{"y":2024,"v":838800,"taxable":167800,"land":167800,"improvement":671000,"taxableLand":167800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":671000},{"y":2025,"v":628700,"taxable":125740,"land":125740,"improvement":502960,"taxableLand":125740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":502960},{"y":2026,"v":628700,"taxable":125740,"land":125740,"improvement":502960,"taxableLand":125740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":502960},{"y":2027,"v":610000,"taxable":122000,"land":122000,"improvement":488000,"taxableLand":122000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":488000}],"taxNow":1760,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"892042","date":"2018-12-18","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-03-25","scope":"FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE; FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND TWO (2) FAMILY DWELLING ABOVE. THIS PERMIT TO CONTAIN UNDERPINNING - INSPECTED CONTINUOUSLY. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"986378","date":"2019-06-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-03-25","scope":"install new hvac for 2 units 2 ton systems."},{"number":"994878","date":"2019-07-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-03-25","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AND ONE (1) CLASS I MANUAL WET STANDPIPE RISER COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"996705","date":"2019-10-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-23","scope":"3 TOILETS, 3 LAVS, 3 TUBS, 2 KITCHEN SINKS, 2 WASHER BOXES. (4) STORY STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE; FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND TWO (2) FAMILY DWELLING ABOVE.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1004005","date":"2019-11-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-03-25","scope":"INSTALL 400A SERVICE COMPLETE WIRE ALL WIRING FOR EACH UNIT AND GROUNDING 65 LIGHTS, 80 RECEPTACLES, 50 SWITCHES AND 40 GFCIS AS PER 'o8 NEC. SMOKE ALARMS AND CARBON MONOXIDE ALARMS THROUGHOUT, INTERCOM FOR EACH UNIT, 12 TV/PHONE. INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED DRAWINGS & CITY APPROVED DRAWINGS."},{"number":"1033353","date":"2020-02-10","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMENDMENT TO ELECTRICAL PERMIT# 1004005 -- HEAT AND RANGE IN EACH UNIT GETTING CHANGE TO ELECTRIC (NO GAS IN BUILDING) PANELS A, B, AND LP. NO SERVICE CHANGE AS SUFFICIENT CAPACITY ON 400A SYSTEM. 'o8 NEC.UNITED INSP.AGENCY."},{"number":"ZP-2025-011123","date":"2025-11-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services - Body Art Service"},{"number":"CP-2026-001531","date":"2026-04-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-11","scope":"FOR LEVEL II ALTERATIONS WITH NO CHANGE IN OCCUPANCY PER APPROVED PLAN AT THE FIRST FLOOR OF AN EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2026-005819","date":"2026-05-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-11","scope":"Install toilet and lav on 1st floor"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"land","p":220000},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"381797","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JOSE S ELIAS","legalName":"JOSE S ELIAS","address":"1246 N FRONT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-08-18","latestIssueDate":"2011-10-09","expirationDate":"2012-07-31","inactiveDate":null},{"number":"840744","type":"Rental","status":"Active","businessName":"1246 North Front Street LLC","legalName":"1246 North Front Street LLC","address":"1246 N FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-04-01","latestIssueDate":"2026-02-16","expirationDate":"2027-03-31","inactiveDate":null}],"licenseActivity":[{"number":"840744","type":"Rental","businessName":"1246 North Front Street LLC","legalName":"1246 North Front Street LLC","issuedDate":"2020-04-01","latestIssueDate":"2026-02-16","closureDate":null,"expirationDate":"2027-03-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"381797","type":"Dumpster License - Private Property","businessName":"JOSE S ELIAS","legalName":"JOSE S ELIAS","issuedDate":"2006-08-18","latestIssueDate":"2011-10-09","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 1033353 (Issued).","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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #381797: Inactive","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"}]}