{"asOf":"2026-07-26T03:36:14.767Z","block":"4400-4499 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-lancaster-ave","address":"4432 LANCASTER AVE","parcelNumber":"871000067","source":"https://property.phila.gov/?p=871000067","ownerType":"absentee","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":"MAHARI 4432 REAL ESTATE L","coOwner":null,"marketValue":708000,"landAssessment":141600,"improvementAssessment":566400,"livableArea":3540,"yearBuilt":2022,"lastSale":{"price":29250,"date":"2019-04-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-063174","date":"2024-07-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-063175","date":"2024-07-25","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-063176","date":"2024-07-25","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-063179","date":"2024-07-25","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2024-080578","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-26","completedDate":"2024-08-20","violations":[{"number":"VI-2024-063174","date":"2024-07-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-063175","date":"2024-07-25","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-063176","date":"2024-07-25","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-063179","date":"2024-07-25","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2024-080578","date":"2024-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-080578","date":"2024-08-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969208758615224,"lng":-75.21254618061936,"geom":{"type":"Polygon","coordinates":[[[-75.212436722,39.969271931],[-75.212576134,39.969125859],[-75.212641106,39.969118963],[-75.212646863,39.969154988],[-75.212497027,39.969308116],[-75.212436722,39.969271931]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-023234","type":"Fire Alarm Certification","inspectionDate":"2024-08-13","result":"Certified","expirationDate":"2025-08-13","buildingId":"3000429"},{"number":"BC-2024-023095","type":"Sprinkler Certification","inspectionDate":"2024-08-14","result":"Certified","expirationDate":"2025-08-14","buildingId":"3000429"},{"number":"BC-2025-021322","type":"Fire Alarm Certification","inspectionDate":"2025-07-29","result":"Certified","expirationDate":"2026-07-29","buildingId":"3000429"},{"number":"BC-2025-021979","type":"Sprinkler Certification","inspectionDate":"2025-08-11","result":"Certified","expirationDate":"2026-08-11","buildingId":"3000429"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1608,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"633 N 64TH ST, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":18100,"taxable":18100,"land":18100,"improvement":0,"taxableLand":18100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":64300,"taxable":64300,"land":64300,"improvement":0,"taxableLand":64300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":64300,"taxable":64300,"land":64300,"improvement":0,"taxableLand":64300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":708000,"taxable":141600,"land":141600,"improvement":566400,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":566400},{"y":2026,"v":708000,"taxable":141600,"land":141600,"improvement":566400,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":566400},{"y":2027,"v":708000,"taxable":141600,"land":141600,"improvement":566400,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":566400}],"taxNow":1982,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-005574","date":"2020-09-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2020-000688","date":"2020-10-04","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-26","scope":"FOR THE ERECTION OF A THREE STORY BUILDING CONSISTING OF BUSINESS AND PROFESSIONAL OFFICE ON FIRST FLOOR FRONT WITH THREE DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK."},{"number":"MP-2020-005057","date":"2020-10-30","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-03","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS NOT ALLOWED ON THIS PERMIT UNLESS ON APPROVED BUILDING PLANS*"},{"number":"EP-2020-009229","date":"2020-12-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-26","scope":"600 AMP Service with complete interior wiring per attached plans as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"FP-2020-002155","date":"2021-01-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-11-26","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A THREE (3) INCH BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT REQUIRED FOR ANY OTHER WORK."},{"number":"PP-2021-003269","date":"2021-03-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-29","scope":"CURB TRAPS, FAI, MAIN DRAIN & WATER SERVICE PPC 2018"},{"number":"PP-2021-004182","date":"2021-05-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-03","scope":"New three story mixed use structure. Interior plumbing for commercial at first floor and three dwelling units. Water supply, waste water, and sprinkler system."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":29250},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"433879","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LEMUEL THORNTON","legalName":"LEMUEL THORNTON","address":"4432 LANCASTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-01-23","latestIssueDate":"2008-01-23","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"884725","type":"Rental","status":"Active","businessName":"Mahari 4432 REal Estate LLC","legalName":"Mahari 4432 REal Estate LLC","address":"4432 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-01-03","latestIssueDate":"2026-05-29","expirationDate":"2027-01-02","inactiveDate":null}],"licenseActivity":[{"number":"884725","type":"Rental","businessName":"Mahari 4432 REal Estate LLC","legalName":"Mahari 4432 REal Estate LLC","issuedDate":"2022-01-03","latestIssueDate":"2026-05-29","closureDate":null,"expirationDate":"2027-01-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"433879","type":"Vacant Residential Property / Lot","businessName":"LEMUEL THORNTON","legalName":"LEMUEL THORNTON","issuedDate":"2008-01-23","latestIssueDate":"2008-01-23","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1001% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $64,300 to $708,000","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 29, 2026; Sprinkler Certification: Certified through Aug 11, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 20, 2024.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #433879: Inactive since Dec 22, 2012","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","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/"}]}