{"asOf":"2026-07-31T18:43:40.404Z","block":"5500-5599 WOODLAND AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-woodland-ave","address":"5534 WOODLAND AVE","parcelNumber":"871000098","source":"https://property.phila.gov/?p=871000098","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":"AC WOODLAND PROPERTIES LLC","coOwner":null,"marketValue":619200,"landAssessment":123840,"improvementAssessment":495360,"livableArea":3096,"yearBuilt":2021,"lastSale":{"price":21000,"date":"2021-01-13T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93444333230898,"lng":-75.22128905316005,"geom":{"type":"Polygon","coordinates":[[[-75.22116967,39.934375604],[-75.221211685,39.934346064],[-75.221408534,39.934511036],[-75.221365869,39.934540593],[-75.22116967,39.934375604]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":1296,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2672 TILTON ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":25900,"taxable":25900,"land":25900,"improvement":0,"taxableLand":25900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":387000,"taxable":77400,"land":77400,"improvement":309600,"taxableLand":77400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":309600},{"y":2027,"v":619200,"taxable":123840,"land":123840,"improvement":495360,"taxableLand":123840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":495360}],"taxNow":1083,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-004642","date":"2021-05-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-02-06","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2021-005672","date":"2021-10-25","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-06","scope":"FOR THE ERECTION OF A THREE (3) STORY WOOD-FRAMED STRUCTURE WITH BASEMENT OF TYPE V-B CONSTRUCTION FOR USE AS TWO (2) DWELLING UNITS AND VACANT COMMERCIAL SPACE (SEPARATE PERMIT REQUIRED FOR C/O OF COMMERCIAL SPACE PRIOR TO OCCUPANCY). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13 & 13R AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"PP-2021-020793","date":"2021-12-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-06","scope":"Install(2) curb traps, fai, main drain and 1\" water service"},{"number":"FP-2021-003404","date":"2022-03-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-02-06","scope":"FOR THE INSTALLATION OF A 4-INCH FIRE SERVICE LINE, 4-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13 AND 13R."},{"number":"PP-2022-002709","date":"2022-04-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-06","scope":"INSTALL 2 AREA DRAINS, 3 HOT WATER HEATERS, 2 HUB DRAINS, 2 KITCHEN SINKS, 2 WASHING MACHINE BOXES, 4 LAVATORIES, 4 WATER CLOSETS, 1 ROOF DRAIN AND 4 SHOWER/TUBS ACCORDING TO THE 2018 PPC."},{"number":"EP-2022-003758","date":"2022-04-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-18","scope":"INSTALL 600 AMP SERVICE. WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, SMOKE ALARMS, EMERGENCY LIGHTS, EXIT SIGNS, AND GROUNDING AS PER 2017 NEC. FIRE ALARM SYSTEM AS PER 2016 NFPA 72."},{"number":"MP-2022-001651","date":"2022-04-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-06","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"ZP-2026-005182","date":"2026-05-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Community Center"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"sale","p":21000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"938141","type":"Rental","status":"Active","businessName":"AC WOODLAND PROPERTIES LLC","legalName":"AC WOODLAND PROPERTIES LLC","address":"5534 WOODLAND AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-11-16","latestIssueDate":"2026-01-02","expirationDate":"2026-11-15","inactiveDate":null}],"licenseActivity":[{"number":"938141","type":"Rental","businessName":"AC WOODLAND PROPERTIES LLC","legalName":"AC WOODLAND PROPERTIES LLC","issuedDate":"2023-11-16","latestIssueDate":"2026-01-02","closureDate":null,"expirationDate":"2026-11-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022, 2026"],"caveat":"This does not show that the property is listed or that a sale 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":"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":"3 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":"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/"}]}