{"asOf":"2026-07-26T03:05:52.135Z","block":"1600-1699 S 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-s-11th-st","address":"1625 S 11TH ST","parcelNumber":"871501930","source":"https://property.phila.gov/?p=871501930","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":"1625 S 11TH STREET LLC","coOwner":null,"marketValue":452800,"landAssessment":90500,"improvementAssessment":362300,"livableArea":1952,"yearBuilt":1925,"lastSale":{"price":314000,"date":"2020-08-19T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92904423313608,"lng":-75.16308708701301,"geom":{"type":"Polygon","coordinates":[[[-75.162969365,39.929051155],[-75.162979059,39.929007705],[-75.163205367,39.929037764],[-75.163195847,39.929080476],[-75.162969365,39.929051155]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-029253","type":"Fire Alarm Certification","inspectionDate":"2025-06-09","result":"Certified","expirationDate":"2026-06-09","buildingId":"1427591"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":2,"lotArea":1072,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"612 FOXFIELDS ROAD, BRYN MAWR PA, 19010","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":295100,"taxable":295100,"land":16845,"improvement":278255,"taxableLand":16845,"taxableImprovement":278255,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":295100,"taxable":295100,"land":16845,"improvement":278255,"taxableLand":16845,"taxableImprovement":278255,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":216900,"taxable":216900,"land":43380,"improvement":173520,"taxableLand":43380,"taxableImprovement":173520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":223400,"taxable":223400,"land":44680,"improvement":178720,"taxableLand":44680,"taxableImprovement":178720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":225600,"taxable":225600,"land":45120,"improvement":180480,"taxableLand":45120,"taxableImprovement":180480,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":225600,"taxable":225600,"land":45120,"improvement":180480,"taxableLand":45120,"taxableImprovement":180480,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":225600,"taxable":225600,"land":45120,"improvement":180480,"taxableLand":45120,"taxableImprovement":180480,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":425600,"taxable":225600,"land":85120,"improvement":340480,"taxableLand":85120,"taxableImprovement":140480,"exemptLand":0,"exemptImprovement":200000},{"y":2024,"v":425600,"taxable":225600,"land":85120,"improvement":340480,"taxableLand":85120,"taxableImprovement":140480,"exemptLand":0,"exemptImprovement":200000},{"y":2025,"v":467000,"taxable":225600,"land":93400,"improvement":373600,"taxableLand":93400,"taxableImprovement":132200,"exemptLand":0,"exemptImprovement":241400},{"y":2026,"v":467000,"taxable":225600,"land":93400,"improvement":373600,"taxableLand":93400,"taxableImprovement":132200,"exemptLand":0,"exemptImprovement":241400},{"y":2027,"v":452800,"taxable":218701,"land":90500,"improvement":362300,"taxableLand":90500,"taxableImprovement":128201,"exemptLand":0,"exemptImprovement":234099}],"taxNow":3158,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-005841","date":"2020-11-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-10-08","scope":"LEVEL 1 ALTERATION: SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 6 FOR LEVEL 1 ALTERATIONS AS WELL AS THE PROVISIONS OF CHAPTER 7 OF THE INTERNATIONAL EXISTING BUILDING CODE. To include the removal and replacement or the covering of existing materials, elements, equipment or fixtures using new materials, elements, equipment or fixtures that serves the same purpose. No structural work and/or changes to rated assemblies. WE ARE NOT ERECTING ANY NEW INTERIOR WALLS, JUST PATCHING, SANDING AND PAINTING EXISTING INTERIOR WALLS. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"EP-2021-000572","date":"2021-03-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-06","scope":"Upgrade existing electrical service to new 200amp service/1-4 gang combo meter-board & disconnects rated 100amp out as per 2017 nec"},{"number":"EP-2021-000303","date":"2021-04-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-07","scope":"Replacement of electrical wiring and equipment (outlets, light fixtures, switches) as needed 1st floor rear unit. Wire 1st floor front unit. Wire 2nd floor unit. Install 3-100 amp sub-panels & 1-60a sub-panel as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"CP-2021-001389","date":"2021-04-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-24","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING MIXED USE BUILDING, FIRST FLOOR COMMERCIAL SPACES AND SECOND FLOOR SINGLE FAMILY DWELLING AS PER APPROVED PLANS. EXISTING BUILDING NOT SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"MP-2021-003057","date":"2021-05-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-24","scope":"Heil System 80,000 btu 90% high efficient furnace 3ton coil 3ton condenser 13 seer with a Total of (14)Diffusers/Registers 2nd flr is 2 ton 70K BTU 92% btu 1st flr 2ton 70k BTU 84% 1st flr front 12k ductless"},{"number":"PP-2021-011029","date":"2021-10-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-24","scope":"1 full bath 1 kitchen 1 ada bath rough as per attached plans"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"sale","p":314000},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"224243","type":"Rental","status":"Inactive","businessName":"SPEZIALE WILLIAM J","legalName":"SPEZIALE WILLIAM J","address":"1625 S 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-09","latestIssueDate":"2003-03-09","expirationDate":"2004-02-29","inactiveDate":null},{"number":"895079","type":"Rental","status":"Inactive","businessName":"1625 S. 11th Street LLC","legalName":"1625 S. 11th Street LLC","address":"1625 S 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-05-13","latestIssueDate":"2025-07-03","expirationDate":"2026-05-12","inactiveDate":"2026-07-11"}],"licenseActivity":[{"number":"895079","type":"Rental","businessName":"1625 S. 11th Street LLC","legalName":"1625 S. 11th Street LLC","issuedDate":"2022-05-13","latestIssueDate":"2025-07-03","closureDate":"2026-07-11","expirationDate":"2026-05-12","inactiveDate":"2026-07-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"224243","type":"Rental","businessName":"SPEZIALE WILLIAM J","legalName":"SPEZIALE WILLIAM J","issuedDate":"2003-03-09","latestIssueDate":"2003-03-09","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 89% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $225,600 to $425,600","no permit shown in 2022-2024"],"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: CP-2020-005841 (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 Jun 9, 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-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":"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/"}]}