{"asOf":"2026-07-22T23:44:21.290Z","block":"4300-4399 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4300-4399-lancaster-ave","address":"4331 LANCASTER AVE","parcelNumber":"871000575","source":"https://property.phila.gov/?p=871000575","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":null,"buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":null,"useLabel":"Commercial","owner":"MAHIRI 4331 REAL ESTATE LLC","coOwner":null,"marketValue":30300,"landAssessment":30300,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2021-10-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-074490","date":"2025-09-22","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2025-09-30","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-104238","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-22","completedDate":"2025-09-30","violations":[{"number":"VI-2025-074490","date":"2025-09-22","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2025-09-30","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-104238","date":"2025-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-104238","date":"2025-09-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968560524160964,"lng":-75.21058734671873,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":null,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"816 S. 49TH STREET, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":30300,"taxable":30300,"land":6023,"improvement":24277,"taxableLand":6023,"taxableImprovement":24277,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":30300,"taxable":30300,"land":30300,"improvement":0,"taxableLand":30300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":424,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-009417","date":"2021-08-26","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-12","scope":"FOR THE LOT CONOLIDATION TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"ZP-2021-016545","date":"2022-09-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"AMENDMENT APPROVED AS OF 01/30/2026: TO REMOVE ROOF DECK AT 6TH FLOOR, GREEN ROOF ABOVE 6TH FLOOR, ROOF DECK ABOVE 6TH FLOOR AND TWO (2) RDAS WITH THE ELEVATOR, AND TO REDUCE THE BUILDING HEIGHT. SIZE AND LOCATION PER AMENDED PLANS. FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE ERECTION OF AN ATTACHED BUILDING WITH ROOF DECKS AT SIXTH FLOOR, GREEN ROOF ABOVE SIXTH FLOOR (NOT UTILIZING GREEN ROOF BONUS) AND ROOF DECK ABOVE SIXTH FLOOR ACCESSED BY TWO (2) ROOF DECK ACCESS STRUCTURES WITH AN ELEVATOR (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"ZP-2025-012907","date":"2026-01-14","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Full demolition to create vacant lot."},{"number":"PP-2026-000770","date":"2026-01-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-24","scope":"seal lateral for demo"},{"number":"CP-2026-003178","date":"2026-06-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS VACANT COMMERCIAL SPACE AT THE 1ST FLOOR AND EIGHT (8) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH BOTH NFPA 13 AND NFPA 13R. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC**"},{"number":"SP-2026-000763","date":"2026-06-22","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2026-003178"},{"number":"EP-2026-005860","date":"2026-07-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install a 800-amp electrical service system with 10 meter packs, including proper grounding and bonding. Install one (1) 200-amp subpanel for the house panel, one (1) 200-amp subpanel for the commercial space, and one (1) 125-amp subpanel for each of the 8 dwelling units. Provide electrical wiring throughout the building, including installation of lighting fixtures, switches, exit signs, emergency lighting, and receptacles outlets. Install interconnected smoke and carbon monoxide alarms. Furnish and install a fire alarm system. All work shall be performed in accordance with the 2017 NEC, 2016 NFPA 72 and per approved plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"sale","p":220000},{"y":2021,"k":"permit","w":"Lot Line Relocation"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"Full Demolition"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: CP-2026-003178 (Issued), SP-2026-000763 (Issued), EP-2026-005860 (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":"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 Sep 30, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation 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/"}]}