{"asOf":"2026-07-25T23:37:14.290Z","block":"1300-1399 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-ridge-ave","address":"1311 RIDGE AVE","parcelNumber":"871085752","source":"https://property.phila.gov/?p=871085752","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"218","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"MIXED - RES/COMM","useLabel":"Mixed-use","owner":"YL PROPERTIES LLC","coOwner":null,"marketValue":945000,"landAssessment":189000,"improvementAssessment":756000,"livableArea":3780,"yearBuilt":2024,"lastSale":{"price":1100000,"date":"2024-07-25T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.964471774427324,"lng":-75.15903628659389,"geom":{"type":"Polygon","coordinates":[[[-75.159095889,39.964402305],[-75.159142088,39.964494513],[-75.159022183,39.964530083],[-75.158938313,39.964519187],[-75.158958503,39.964427156],[-75.159095889,39.964402305]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1786,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":1104400,"taxable":1104400,"land":220900,"improvement":883500,"taxableLand":220900,"taxableImprovement":883500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1015000,"taxable":1015000,"land":203000,"improvement":812000,"taxableLand":203000,"taxableImprovement":812000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1015000,"taxable":203000,"land":203000,"improvement":812000,"taxableLand":203000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":812000},{"y":2027,"v":945000,"taxable":189000,"land":189000,"improvement":756000,"taxableLand":189000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":756000}],"taxNow":2842,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"821241","date":"2017-12-01","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2019-05-21","scope":"FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE WITH A CELLAR, TO CONTAIN TWO (2) FAMILY DWELLING UNITS FROM 2ND-4TH FLOOR W/ROOF DECK AND PILOT HOUSE (FOR STAIR AND LANDING ONLY), AND ONE (1) COMMERCIAL SPACE FROM CELLAR - FIRST FLOOR PER ENCLOSED PLANS. THE STRUCTURE IS OF TYPE VA CONSTRUCTION. SEPARATE PERMITS ARE REQUIRED FOR CERTIFICATE OF OCCUPANCY FOR THE FIRST FLOOR AND CELLAR. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"920803","date":"2019-04-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-18","scope":"2-KITCHEN SINK, 5-3-PC BATHROOMS, 2-SUMP PUMP & 2-LAUNDRY 3-HWH- STACK 2-HUB DRAIN FOR FUTURE & HD,CT,FAI, AD, WS, PA PENDING SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"MP-2022-003357","date":"2022-08-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-07","scope":"For the installation of a mechanical HVAC system including all registers, diffusers, and appliances (installed in accordance with manufacturer’s specifications), with associated ductwork (all ductwork self-contained within each unit; no penetration of fire-rated assemblies), throughout the second through fourth floors of a new four (4) story attached structure (w/roof deck and pilot house enclosing access stairs only) to be used as Group R-3 (2FD), as per plans; see AP#821241 for associated building permit; separate mechanical permit required for commercial unit."},{"number":"EP-2022-006108","date":"2022-08-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-13","scope":"INSTALL A 600A MAX 240/120 VOLT INCOMING SERVICE. PROVIDE WIRING THROUGHOUT THE COMMON AREAS AND FOUR DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY SWITCHES, SENSORS, AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL 110V INTERCONNECTED SMOKE ALARMS. INSTALL A FIRE ALARM SYSTEM THROUGHOUT W/ LOW FREQUENCY SOUND IN ALL LIVING RMS AND BEDROOMS.. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"FP-2022-002645","date":"2023-03-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-07","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE BUILDING. TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2 1/2 \" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AND ONE (1) 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. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"land","p":425000},{"y":2017,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"sale","p":1100000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[],"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"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/"}]}