{"asOf":"2026-07-22T23:44:21.290Z","block":"4300-4399 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4300-4399-lancaster-ave","address":"4312 LANCASTER AVE","parcelNumber":"871402200","source":"https://property.phila.gov/?p=871402200","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"GREEN REALTY GROUP LLC","coOwner":null,"marketValue":127700,"landAssessment":25500,"improvementAssessment":102200,"livableArea":1558,"yearBuilt":1920,"lastSale":{"price":40000,"date":"2019-05-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"2951140","date":"2013-08-23","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2951139","date":"2013-08-23","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3465935","date":"2015-02-05","code":"PM-405.3/8","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"399289","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-08-25","completedDate":"2013-11-04","violations":[{"number":"2951140","date":"2013-08-23","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2951139","date":"2013-08-23","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"468033","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-02-06","completedDate":null,"violations":[{"number":"3465935","date":"2015-02-05","code":"PM-405.3/8","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"95538","date":"2006-12-18","type":"BC INSP","status":"FAILED"},{"caseNumber":"95538","date":"2007-09-04","type":"BC INSP","status":"FAILED"},{"caseNumber":"95538","date":"2007-12-12","type":"BC INSP","status":"PASSED"},{"caseNumber":"399289","date":"2013-08-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"399289","date":"2013-09-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"399289","date":"2013-11-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"468033","date":"2015-02-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"468033","date":"2015-03-12","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":1},{"y":2013,"fails":2,"passes":1},{"y":2015,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9677515202884,"lng":-75.21021940636814,"geom":{"type":"Polygon","coordinates":[[[-75.21010921,39.967824155],[-75.210305604,39.967640629],[-75.210312755,39.967698156],[-75.210150378,39.967851583],[-75.21010921,39.967824155]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-014575","type":"Fire Alarm Certification","inspectionDate":"2025-05-28","result":"Certified","expirationDate":"2026-05-28","buildingId":"1480347"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":2,"lotArea":1238,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 38669, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":56000,"taxable":56000,"land":12400,"improvement":43600,"taxableLand":12400,"taxableImprovement":43600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":56000,"taxable":56000,"land":12400,"improvement":43600,"taxableLand":12400,"taxableImprovement":43600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":60800,"taxable":60800,"land":12139,"improvement":48661,"taxableLand":12139,"taxableImprovement":48661,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":62600,"taxable":62600,"land":12355,"improvement":50245,"taxableLand":12355,"taxableImprovement":50245,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":63200,"taxable":63200,"land":12473,"improvement":50727,"taxableLand":12473,"taxableImprovement":50727,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":63200,"taxable":63200,"land":12473,"improvement":50727,"taxableLand":12473,"taxableImprovement":50727,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":183400,"taxable":63200,"land":36680,"improvement":146720,"taxableLand":36680,"taxableImprovement":26520,"exemptLand":0,"exemptImprovement":120200},{"y":2023,"v":78600,"taxable":27086,"land":15720,"improvement":62880,"taxableLand":15720,"taxableImprovement":11366,"exemptLand":0,"exemptImprovement":51514},{"y":2024,"v":78600,"taxable":27086,"land":15720,"improvement":62880,"taxableLand":15720,"taxableImprovement":11366,"exemptLand":0,"exemptImprovement":51514},{"y":2025,"v":85400,"taxable":29429,"land":17080,"improvement":68320,"taxableLand":17080,"taxableImprovement":12349,"exemptLand":0,"exemptImprovement":55971},{"y":2026,"v":85400,"taxable":29429,"land":17080,"improvement":68320,"taxableLand":17080,"taxableImprovement":12349,"exemptLand":0,"exemptImprovement":55971},{"y":2027,"v":127700,"taxable":43973,"land":25500,"improvement":102200,"taxableLand":25500,"taxableImprovement":18473,"exemptLand":0,"exemptImprovement":83727}],"taxNow":412,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"981654","date":"2019-06-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-02-13","scope":"INTERIOR DEMOLITION THRU OUT. INTERIOR DEMOLITION OF NON-LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT. APPLICANT AGREES TO LIMIT THE DEMOLITION TO COMPLY WITH EZ INTERIOR DEMOLITION PERMIT STANDARDS. NOTE: STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF, FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT.) (DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.) SEPARATE PERMITS REQUIRED FOR PLUMBING ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"992986","date":"2019-08-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-08-03","scope":"FOR LEVEL III INTERIOR ALTERATIONS TO AN EXISTING TWO (2) STORY MASONRY STRUCTURE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED THROUGHOUT WITH A NFPA 13 SYSTEM. FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR THE SINGLE FAMILY DWELLING AT THE 2ND FLOOR. SEPARATE C.O. REQUIRED PRIOR TO OCCUPANCY OF COMMERCIAL SPACE AT THE 1ST FLOOR. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"1005739","date":"2019-08-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-07-23","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (MIXED-USE)"},{"number":"1009477","date":"2019-09-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-20","scope":"ROUGH AND FINISH 20 TOILETS, 1 WASHER, 1 KS, 2 LAV, 1 TUB PER PLAN"},{"number":"1013558","date":"2019-12-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-17","scope":"INSTALL 400AMP SERVICE WITH 3-GANG METER BANK-INSTALL OUTLETS, SWITCHES, LIGHTS, GFI'S SMOKE AND CARBON DETECTORS. INSTALL FIRE ALARM & EMERGENCY EXIST LIGHTS SYSTEMS **BUILDING A/P#992986 ** INSTALL 400AMP SERVICE WITH 3-GANG METER BANK-INSTALL OUTLETS, SWITCHES, LIGHTS, GFI'S SMOKE AND CARBON DETECTORS. INSTALL FIRE ALARM & EMERGENCY EXIST LIGHTS SYSTEMS **BUILDING A/P#992986 **"},{"number":"1047144","date":"2020-02-11","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-03-05","scope":"FOR THE AMENDMENT OF BUILDING PERMIT #992986 TO INCLUDE REVISIONS TO PLANS SHEET CS-1 AND TO NOT REQUIRE THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH THE 2018 IEBC SECTION 904.1.4 FOR SCOPE OF WORK. ORIGINAL PERMIT APPROVED FOR LEVEL III INTERIOR ALTERATIONS TO AN EXISTING TWO (2) STORY MIXED-USE STRUCTURE AND FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR THE SINGLE-FAMILY DWELLING (R-3 OCCUPANCY) AT THE 2ND FLOOR. SEPARATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS, MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"ZP-2025-005203","date":"2025-06-24","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE STATICALLY ILLUMINATED ACCESSORY WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"GP-2025-005984","date":"2025-08-25","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2026-03-05","scope":"FOR THE INSTALLATION OF ONE STATICALLY ILLUMINATED ACCESSORY WALL SIGN. AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"sale","p":40000},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"848409","type":"Rental","status":"Active","businessName":"GREEN INVESTMENT GROUP LLC","legalName":"GREEN INVESTMENT GROUP LLC","address":"4312 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-08-11","latestIssueDate":"2026-07-01","expirationDate":"2027-08-10","inactiveDate":null}],"licenseActivity":[{"number":"848409","type":"Rental","businessName":"GREEN INVESTMENT GROUP LLC","legalName":"GREEN INVESTMENT GROUP LLC","issuedDate":"2020-08-11","latestIssueDate":"2026-07-01","closureDate":null,"expirationDate":"2027-08-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 190% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $63,200 to $183,400","no permit shown in 2021-2023"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GP-2025-005984 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 28, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 12, 2015.","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":"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 3 historical violations across 2 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/"}]}