{"asOf":"2026-07-27T04:28:41.039Z","block":"300-399 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-south-st","address":"321-23 SOUTH ST","parcelNumber":"871298880","source":"https://property.phila.gov/?p=871298880","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"ZAZA PROPERTIES LLC","coOwner":null,"marketValue":1387600,"landAssessment":277500,"improvementAssessment":1110100,"livableArea":5734,"yearBuilt":1900,"lastSale":{"price":1200000,"date":"2010-04-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"2534273","date":"2012-06-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2534274","date":"2012-06-16","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2534275","date":"2012-06-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3521324","date":"2015-04-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4022149","date":"2016-06-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3699139","date":"2015-09-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4243130","date":"2017-03-07","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4243131","date":"2017-03-07","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"335491","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2012-06-26","completedDate":"2012-09-19","violations":[{"number":"2534273","date":"2012-06-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2534274","date":"2012-06-16","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2534275","date":"2012-06-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"474837","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2015-04-14","completedDate":"2015-08-05","violations":[{"number":"3521324","date":"2015-04-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"540142","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-06-18","completedDate":"2016-07-28","violations":[{"number":"4022149","date":"2016-06-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"605614","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3699139","date":"2015-09-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"761337","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4243130","date":"2017-03-07","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4243131","date":"2017-03-07","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":3,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2017,"n":2,"worst":null}],"investigations":[{"caseNumber":"54863","date":"2006-01-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"335491","date":"2012-06-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"335491","date":"2012-08-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"335491","date":"2012-09-19","type":"CI INSP","status":"PASSED"},{"caseNumber":"474837","date":"2015-04-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"474837","date":"2015-08-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"540142","date":"2016-06-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"540142","date":"2016-07-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"540142","date":"2016-07-28","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2012,"fails":2,"passes":1},{"y":2015,"fails":1,"passes":1},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941703293524725,"lng":-75.14831556331106,"geom":{"type":"Polygon","coordinates":[[[-75.148292307,39.941822438],[-75.148230201,39.941814581],[-75.148280577,39.941576907],[-75.148400991,39.941592309],[-75.148350468,39.941829416],[-75.148292307,39.941822438]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":2942,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1215 SANSOM ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":695000,"taxable":695000,"land":73500,"improvement":621500,"taxableLand":73500,"taxableImprovement":621500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":695000,"taxable":695000,"land":73500,"improvement":621500,"taxableLand":73500,"taxableImprovement":621500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":992100,"taxable":992100,"land":198420,"improvement":793680,"taxableLand":198420,"taxableImprovement":793680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1212300,"taxable":1212300,"land":242460,"improvement":969840,"taxableLand":242460,"taxableImprovement":969840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1224400,"taxable":1224400,"land":244880,"improvement":979520,"taxableLand":244880,"taxableImprovement":979520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1224400,"taxable":1224400,"land":244880,"improvement":979520,"taxableLand":244880,"taxableImprovement":979520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1224400,"taxable":1224400,"land":244880,"improvement":979520,"taxableLand":244880,"taxableImprovement":979520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1163800,"taxable":1163800,"land":232700,"improvement":931100,"taxableLand":232700,"taxableImprovement":931100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1163800,"taxable":1163800,"land":232700,"improvement":931100,"taxableLand":232700,"taxableImprovement":931100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1283300,"taxable":1283300,"land":256660,"improvement":1026640,"taxableLand":256660,"taxableImprovement":1026640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1283300,"taxable":1283300,"land":256660,"improvement":1026640,"taxableLand":256660,"taxableImprovement":1026640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1387600,"taxable":1387600,"land":277500,"improvement":1110100,"taxableLand":277500,"taxableImprovement":1110100,"exemptLand":0,"exemptImprovement":0}],"taxNow":17964,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"437518","date":"2012-11-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-11-14","scope":"USE OF BUILDING IS TO BE HOME FURSHINGS AND ACCESSORIES ON THE GROUND FLOOR AND SECOND FLOOR WITH BI LEVEL APARTMENT ON THE THIRD AND FOURTH FLOOR."},{"number":"480927","date":"2013-07-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-03","scope":"INSTALL 200AMP 2 PHASE SVC W/C.T'S GROUND ROD,1-200AMP DISCONNECT AND 1 METER SOCKET AS PER 2008 NEC(FURNITURE STORE + SFD)"},{"number":"494008","date":"2013-09-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-09-11","scope":"USE TO A 7 ELEVEN CONVIENCE STORE"},{"number":"622198","date":"2015-07-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-29","scope":"FOR USE AS RETAIL SALE ON CONSUMER GOODS IN THE SAME BUILDING AS HOUSEHOLD LIVING FOR A SINGLE-FAMILY AS PREVIOUSLY APPROVED."},{"number":"653623","date":"2015-12-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-01-04","scope":"AMEND BLDG PRMT# 605614 TO REDUCE SCOPE OF WORK. EXISTING 2ND FLOOR WINDOW WALL TO REMAIN. EXISTING FASCIA FRAMING AT 2ND & 3RD FLRS TO REMAIN. EXISTINTG STEEL BEAMS & FASCIA SUPPORTS ARE TO REMAIN AS IS & ARE NOT EXPOSED DURING CONTRUCTION. NO FIRE PROOFING OR WELDING TO BE PERFORMED AT SITE; SPECIAL INSPECTIONS NOT REQUIRED."},{"number":"605614","date":"2016-01-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-01-04","scope":"FOR RESOLUTION OF DEPT. OF L+I CASE# 474837 FOR PRESCRIPTIVE ALTERATIONS WITHIN RETAIL SPACE OF MIXED-USE BUILDING TO INCLUDE INSTALLATION OF STOREFRONT GLAZING SYSTEM WITHIN EXISTING EXTERIOR WALL OPENINGS, ERECTION OF PARTITION WALLS FOR TOILET ROOM SPACE, & INSTALLATION OF NEW FINISHES; WORK ARE IS NOT FULLY SPRINKLERED. CERTIFICATE OF OCCUPANCY (CO) IS PART OF THIS PERMIT AS REQUIRED FOR ALTERATIONS WITHIN AN EXIST. UNCERTIFIED BUILDING. SEPARATE PERMIT REQUIRED FOR BUILDING SIGNAGE, MECHANICAL, ELECTRICAL & PLUMBING WORK."},{"number":"761337","date":"2017-02-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-13","scope":"REPLACE CURB TRAP AND UP TO 10' OF HOUSE DRAIN (COMM)PA20170521644SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"PP-2023-007865","date":"2023-06-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-01-22","scope":"INSTALL 3/4\" BACKFLOW DEVICE"},{"number":"ZP-2026-006948","date":"2026-06-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Use"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #437518: COMPLETED.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2023-007865 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 28, 2016.","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":"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 8 historical violations across 5 cases.","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/"}]}