{"asOf":"2026-07-25T21:51:49.909Z","block":"2000-2099 S WATTS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-s-watts-st","address":"2013-17 S WATTS ST","parcelNumber":"871558210","source":"https://property.phila.gov/?p=871558210","ownerType":"owner-occupied","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":"DEL GAISO JOHN TR","coOwner":"JOHN DEL GAISO FAMILY TRUST","marketValue":830500,"landAssessment":166100,"improvementAssessment":664400,"livableArea":5808,"yearBuilt":1925,"lastSale":{"price":1,"date":"2022-10-05T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92511628449886,"lng":-75.16854438575136,"geom":{"type":"Polygon","coordinates":[[[-75.168555033,39.925062023],[-75.16871361,39.925082407],[-75.168691184,39.925190549],[-75.168374933,39.925150255],[-75.168397884,39.925042124],[-75.168555033,39.925062023]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":3600,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"2010 S JUNIPER ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":435000,"taxable":414000,"land":64000,"improvement":371000,"taxableLand":64000,"taxableImprovement":350000,"exemptLand":0,"exemptImprovement":21000},{"y":2017,"v":435000,"taxable":414000,"land":64000,"improvement":371000,"taxableLand":64000,"taxableImprovement":350000,"exemptLand":0,"exemptImprovement":21000},{"y":2018,"v":690900,"taxable":669900,"land":138180,"improvement":552720,"taxableLand":138180,"taxableImprovement":531720,"exemptLand":0,"exemptImprovement":21000},{"y":2019,"v":711600,"taxable":683600,"land":142320,"improvement":569280,"taxableLand":142320,"taxableImprovement":541280,"exemptLand":0,"exemptImprovement":28000},{"y":2020,"v":718700,"taxable":690700,"land":143740,"improvement":574960,"taxableLand":143740,"taxableImprovement":546960,"exemptLand":0,"exemptImprovement":28000},{"y":2021,"v":718700,"taxable":673700,"land":143740,"improvement":574960,"taxableLand":143740,"taxableImprovement":529960,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":718700,"taxable":673700,"land":143740,"improvement":574960,"taxableLand":143740,"taxableImprovement":529960,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":606500,"taxable":526500,"land":121300,"improvement":485200,"taxableLand":121300,"taxableImprovement":405200,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":606500,"taxable":526500,"land":121300,"improvement":485200,"taxableLand":121300,"taxableImprovement":405200,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":733700,"taxable":633700,"land":146740,"improvement":586960,"taxableLand":146740,"taxableImprovement":486960,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":733700,"taxable":633700,"land":146740,"improvement":586960,"taxableLand":146740,"taxableImprovement":486960,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":830500,"taxable":730500,"land":166100,"improvement":664400,"taxableLand":166100,"taxableImprovement":564400,"exemptLand":0,"exemptImprovement":100000}],"taxNow":8871,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"934528","date":"2018-12-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-12","scope":"DENTAL SOLE PRACTITIONER OFFICE ON THE FIRST FLOOR OF THE COMMERCIAL STRUCTURE WITH 2-FAMILY HOUSEHOLD LIVING UNITS ON THE SECOND FLOOR. *NO SIGN PERMIT ON THIS APPLICATION*"},{"number":"CP-2020-000671","date":"2021-02-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-05","scope":"No change in use and occupancy classification. Interior alterations and minor structural work as per approved plans. Separate permit required for any MEP work."},{"number":"PP-2021-004322","date":"2021-04-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-05","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2021-003665","date":"2021-04-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-21","scope":"F&I: 29- A - 2x2 Lights 37- B - 6? surface mounted down lights 1- C ? Exit Sign 7- D ? Exit/EM combo 12- E ? EM Lights 6- F ? 4? surface mounted downlights Wire 2 Exhaust Fans 13- SP switches 8- S3 switches 3 Svs Switches Demolition work Power F&I: 41 Duplex Receptacles 13 GFI receptacles 3- Special Purpose receptacles A 20A/120V dedicated circuit for x-ray machines A 20A/120V dedicated circuit for Pan X CPU A 20A/120V dedicated circuit for Refrigerator A 20A/120V dedicated circuit for Pan X 17- V/D outlets with 1? EMT pipe above ceiling Provide a 90A/2 Pole circuit breaker in existing panel Extent the circuit at 10 circuits F&I a 100A/120-208V/1 phase/ 42 ckts panel All Work as per 2017 NEC"},{"number":"MP-2021-002701","date":"2021-04-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-25","scope":"Replacing 100.000 btu (96%) located in the closet on the first floor of the commercial space to the existing ductwork."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"563346","type":"Dumpster License - Private Property","status":"Active","businessName":"JAKO ENTERPRISES LTD (KICKS USA)","legalName":"JAKO ENTERPRISES LTD","address":"2013-17 S WATTS ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-05-09","latestIssueDate":"2013-09-03","expirationDate":null,"inactiveDate":null},{"number":"667323","type":"Dumpster License - Private Property","status":"Active","businessName":"JOHN DELGASIO PC","legalName":"JOHN DELGASIO PC","address":"2013-17 S WATTS ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-06-06","latestIssueDate":"2015-06-06","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"667323","type":"Dumpster License - Private Property","businessName":"JOHN DELGASIO PC","legalName":"JOHN DELGASIO PC","issuedDate":"2015-06-06","latestIssueDate":"2015-06-06","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"563346","type":"Dumpster License - Private Property","businessName":"JAKO ENTERPRISES LTD (KICKS USA)","legalName":"JAKO ENTERPRISES LTD","issuedDate":"2012-05-09","latestIssueDate":"2013-09-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #934528: 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":"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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"}]}