{"asOf":"2026-07-24T11:17:00.005Z","block":"200-299 E GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-e-girard-ave","address":"254 E GIRARD AVE","parcelNumber":"871095700","source":"https://property.phila.gov/?p=871095700","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y60","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3.5 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"NEILL JOHN J","coOwner":"JANICE A","marketValue":251400,"landAssessment":50280,"improvementAssessment":201120,"livableArea":2350,"yearBuilt":1915,"lastSale":{"price":66650,"date":"1989-10-27T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96939586275844,"lng":-75.13197537011227,"geom":{"type":"Polygon","coordinates":[[[-75.132042993,39.969460058],[-75.131987714,39.96947926],[-75.131907748,39.969331669],[-75.131963026,39.969312465],[-75.132042993,39.969460058]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":990,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"9300 N DELAWARE AVE, PHILADELPHIA PA, 19114","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":235000,"taxable":235000,"land":24756,"improvement":210244,"taxableLand":24756,"taxableImprovement":210244,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":235000,"taxable":235000,"land":24756,"improvement":210244,"taxableLand":24756,"taxableImprovement":210244,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":228700,"taxable":228700,"land":45740,"improvement":182960,"taxableLand":45740,"taxableImprovement":182960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":242000,"taxable":242000,"land":48400,"improvement":193600,"taxableLand":48400,"taxableImprovement":193600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":244400,"taxable":244400,"land":48880,"improvement":195520,"taxableLand":48880,"taxableImprovement":195520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":244400,"taxable":244400,"land":48880,"improvement":195520,"taxableLand":48880,"taxableImprovement":195520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":244400,"taxable":244400,"land":48880,"improvement":195520,"taxableLand":48880,"taxableImprovement":195520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":196200,"taxable":196200,"land":39240,"improvement":156960,"taxableLand":39240,"taxableImprovement":156960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":196200,"taxable":196200,"land":39240,"improvement":156960,"taxableLand":39240,"taxableImprovement":156960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":210900,"taxable":210900,"land":42180,"improvement":168720,"taxableLand":42180,"taxableImprovement":168720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":210900,"taxable":210900,"land":42180,"improvement":168720,"taxableLand":42180,"taxableImprovement":168720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":251400,"taxable":251400,"land":50280,"improvement":201120,"taxableLand":50280,"taxableImprovement":201120,"exemptLand":0,"exemptImprovement":0}],"taxNow":2952,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"188312","date":"2008-11-14","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-20","scope":"REMOVE 2ND AND 3RD FLOOR OF BRICK FRONT AND REPLACE WITH 4\" CMU AND 4\" BRICK. WINDOW OPENINGS TO MATCH ORIGINAL IN SIZE AND LOCATION."},{"number":"623130","date":"2015-07-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-10-02","scope":"ROOF REPLACEMENT-SINGLE PLY(MODIFIED BITUMEN)."},{"number":"1047410","date":"2020-06-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-14","scope":"FOR THE REMOVAL OF EXISTING BRICK FACADE AND INSTALLATION OF NEW BRICK FACADE AT THE SECOND FLOOR LEVEL UP TO THE ROOF. INSTALLATION OF NEW STRUCTURAL STEEL BEAM AT THE SECOND FLOOR TO CARRY THE BRICK ABOVE. ALL WORK TO BE DONE AS PER ENGINEER'S REPORT AND APPROVED PLANS. NO OTHER WORK IN THIS PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Alteration"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"387445","type":"Rental","status":"Inactive","businessName":"JOHN & JANICE NEILL","legalName":"JOHN & JANICE NEILL","address":"254 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-10-11","latestIssueDate":"2021-02-17","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"}],"licenseActivity":[{"number":"387445","type":"Rental","businessName":"JOHN & JANICE NEILL","legalName":"JOHN & JANICE NEILL","issuedDate":"2006-10-11","latestIssueDate":"2021-02-17","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":"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/"}]}