{"asOf":"2026-07-26T19:51:33.197Z","block":"400-499 N PRESTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-preston-st","address":"421 N PRESTON ST","parcelNumber":"871510610","source":"https://property.phila.gov/?p=871510610","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WC0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 3 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"NATIONAL SPIRITUALIST ASS","coOwner":null,"marketValue":567000,"landAssessment":113400,"improvementAssessment":453600,"livableArea":3240,"yearBuilt":1915,"lastSale":{"price":179900,"date":"2009-01-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"3173408","date":"2014-05-11","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3173409","date":"2014-05-11","code":"PM-308.1/8","title":"WALL CRACK/FRACT ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3173407","date":"2014-05-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"430530","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2014-05-11","completedDate":"2015-03-31","violations":[{"number":"3173408","date":"2014-05-11","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3173409","date":"2014-05-11","code":"PM-308.1/8","title":"WALL CRACK/FRACT ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3173407","date":"2014-05-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":3,"worst":null}],"investigations":[{"caseNumber":"430530","date":"2014-05-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"430530","date":"2015-03-27","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96094773629097,"lng":-75.20349928739631,"geom":{"type":"Polygon","coordinates":[[[-75.203695212,39.960905416],[-75.203701358,39.960966695],[-75.203303226,39.960990146],[-75.203297782,39.960928625],[-75.203695212,39.960905416]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":2464,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"421 N PRESTON ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the proposed use, Multi-Family Household Living (4 units), within an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2026-01-09","number":"ZP-2025-006142","relatedPermit":"ZP-2025-006142"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":150700,"taxable":0,"land":36400,"improvement":114300,"taxableLand":0,"taxableImprovement":0,"exemptLand":36400,"exemptImprovement":114300},{"y":2017,"v":150700,"taxable":0,"land":36400,"improvement":114300,"taxableLand":0,"taxableImprovement":0,"exemptLand":36400,"exemptImprovement":114300},{"y":2018,"v":315300,"taxable":0,"land":63060,"improvement":252240,"taxableLand":0,"taxableImprovement":0,"exemptLand":63060,"exemptImprovement":252240},{"y":2019,"v":324700,"taxable":0,"land":64940,"improvement":259760,"taxableLand":0,"taxableImprovement":0,"exemptLand":64940,"exemptImprovement":259760},{"y":2020,"v":327900,"taxable":0,"land":65580,"improvement":262320,"taxableLand":0,"taxableImprovement":0,"exemptLand":65580,"exemptImprovement":262320},{"y":2021,"v":327900,"taxable":0,"land":65580,"improvement":262320,"taxableLand":0,"taxableImprovement":0,"exemptLand":65580,"exemptImprovement":262320},{"y":2022,"v":327900,"taxable":0,"land":65580,"improvement":262320,"taxableLand":0,"taxableImprovement":0,"exemptLand":65580,"exemptImprovement":262320},{"y":2023,"v":445800,"taxable":0,"land":89160,"improvement":356640,"taxableLand":0,"taxableImprovement":0,"exemptLand":89160,"exemptImprovement":356640},{"y":2024,"v":445800,"taxable":0,"land":89160,"improvement":356640,"taxableLand":0,"taxableImprovement":0,"exemptLand":89160,"exemptImprovement":356640},{"y":2025,"v":507800,"taxable":0,"land":101560,"improvement":406240,"taxableLand":0,"taxableImprovement":0,"exemptLand":101560,"exemptImprovement":406240},{"y":2026,"v":507800,"taxable":0,"land":101560,"improvement":406240,"taxableLand":0,"taxableImprovement":0,"exemptLand":101560,"exemptImprovement":406240},{"y":2027,"v":567000,"taxable":0,"land":113400,"improvement":453600,"taxableLand":0,"taxableImprovement":0,"exemptLand":113400,"exemptImprovement":453600}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"551995","date":"2014-07-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"MAKE SAFE ONLY PER ENGINEERS REPORT."},{"number":"774768","date":"2017-04-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-21","scope":"REPLACE CURB TRAP AND LATERAL PA20170972979 (SFD)SELF 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":"GM-2025-005134","date":"2025-09-19","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-07-20","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab. Demolition of non bearing walls and clean out."},{"number":"RP-2025-008475","date":"2025-09-19","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Separate permits are required for plumbing and electrical work and the installation of heating/cooling appliances. 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; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. Interior alterations as per EZ Standard and Engineer's report."},{"number":"ZP-2025-006142","date":"2025-12-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2026-003535","date":"2026-07-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR CHANGE OF OCCUPANCY AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *IEBC 2018*"}],"storyTag":"Renovated & sold on","storyDelta":1.08,"timeline":[{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2025,"k":"sale","p":255300},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"sale","p":375000},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-006142: Completed · Granted with conditions; related permit ZP-2025-006142.","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":"3 permits not marked completed: 551995 (EXPIRED), RP-2025-008475 (Issued), CP-2026-003535 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 27, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 1 case.","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/"}]}