{"asOf":"2026-08-01T05:00:14.654Z","block":"1100-1199 PIERCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-pierce-st","address":"1141 PIERCE ST","parcelNumber":"871559610","source":"https://property.phila.gov/?p=871559610","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"PUNGITORE JOSEPH","coOwner":null,"marketValue":323500,"landAssessment":64700,"improvementAssessment":258800,"livableArea":2048,"yearBuilt":1915,"lastSale":{"price":1,"date":"2014-09-30T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92808645477564,"lng":-75.164967626297,"geom":{"type":"Polygon","coordinates":[[[-75.164925581,39.928150341],[-75.16495654,39.928015148],[-75.16500957,39.928022453],[-75.164978862,39.928157667],[-75.164925581,39.928150341]]]},"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":788,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1711 PORTER ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"STREET HAS BEEN UNDER HEAVY CONSTRUCTION FOR OVER A YR. THIS IS THE SECOND CAVE-IN ON THE BLOCK, MY BASEMENT WAS FLOODED BECAUSE OF DIRT & ROCKS OUND OF THEM. THIS LATEST CAVE-IN IS DIRECTLY ABOVE WHERE THE LATERAL IS. THIS IS OBVIOUS THE R","status":"OPEN","outcome":"MOOT","date":"2020-01-23","number":"37909","relatedPermit":null}],"taxYears":[{"year":2016,"total":97.72,"principal":0,"interest":10.4,"penalty":0}],"taxNet":97.72,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":296500,"taxable":296500,"land":13223,"improvement":283277,"taxableLand":13223,"taxableImprovement":283277,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":296500,"taxable":296500,"land":13223,"improvement":283277,"taxableLand":13223,"taxableImprovement":283277,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":219200,"taxable":219200,"land":43840,"improvement":175360,"taxableLand":43840,"taxableImprovement":175360,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":296500,"taxable":296500,"land":59300,"improvement":237200,"taxableLand":59300,"taxableImprovement":237200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":296500,"taxable":296500,"land":59300,"improvement":237200,"taxableLand":59300,"taxableImprovement":237200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":296500,"taxable":296500,"land":59300,"improvement":237200,"taxableLand":59300,"taxableImprovement":237200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":296500,"taxable":296500,"land":59300,"improvement":237200,"taxableLand":59300,"taxableImprovement":237200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":276800,"taxable":276800,"land":55360,"improvement":221440,"taxableLand":55360,"taxableImprovement":221440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":276800,"taxable":276800,"land":55360,"improvement":221440,"taxableLand":55360,"taxableImprovement":221440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":285900,"taxable":285900,"land":57180,"improvement":228720,"taxableLand":57180,"taxableImprovement":228720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":285900,"taxable":285900,"land":57180,"improvement":228720,"taxableLand":57180,"taxableImprovement":228720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":323500,"taxable":323500,"land":64700,"improvement":258800,"taxableLand":64700,"taxableImprovement":258800,"exemptLand":0,"exemptImprovement":0}],"taxNow":4002,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"644986","date":"2015-10-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-10-27","scope":"FOR THE REMOVAL OF ALL EXISTING WINDOW VINYL DECALS; FOR THE INSTALLATION OF ONE INTERNALLY ILLUMINATED FLAT WALL SIGN WITH LOGO AND ONE NON-ILLUMINATED FLAT WALL SIGNS ACCESSORY TO A BUSINESS AND PROFESSIONAL FIRST FLOOR USE."},{"number":"644992","date":"2015-10-27","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-05-04","scope":"FOR THE REMOVAL OF ALL EXISTING WINDOW VINYL DECALS; FOR THE INSTALLATION OF ONE INTERNALLY ILLUMINATED FLAT WALL SIGN WITH LOGO AND ONE NON-ILLUMINATED FLAT WALL SIGNS ACCESSORY TO A BUSINESS AND PROFESSIONAL FIRST FLOOR USE PER SUBMITTED PLAN. SEPARATE ELECTRIC PERMIT REQUIRED."},{"number":"683617","date":"2016-04-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-11","scope":"INTERIOR ALTERATIONS THROUGHOUT, TO INCLUDE DRYWALL THROUGHOUT, MOISTURE RESISTANT DRYWALL IN THE BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"698718","date":"2016-06-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-02","scope":"REPLACEMENT WITH NO ADDITIONAL WIRING - CONNECT SET OF SIGN LETTERS ONLY ONT EXISTING WIRING AS PER NEC 2008 SOUTH DISTRICT"},{"number":"706047","date":"2016-07-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-11","scope":"INSTALL 60000 BTU 92% GAS FURNACE ON 2ND FL WITH AIR AND RELATED DUCT WORK"},{"number":"706623","date":"2016-08-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-12-02","scope":"RENOVATION OF BI-LEVEL APARTMENT (SECOND AND THIRD FLOORS) LOCATED WITHIN AN EXISTING MIXED USE BUILDING, AS PER PLANS. INSTALL REPLACEMENT WINDOWS WITHIN EXISTING OPENINGS."},{"number":"706846","date":"2016-08-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-02","scope":"PUT 15-OUTLET AND 15-SWITCHES IN TWO UNITS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"PP-2020-012326","date":"2020-11-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-11-01","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":0.25,"timeline":[{"y":2009,"k":"sale","p":240000},{"y":2014,"k":"sale","p":300000},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Sign"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2020,"k":"appeal","w":"Appeal moot"},{"y":2020,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"320438","type":"Rental","status":"Inactive","businessName":"MARIA DIFRANCESCO (GENNARO DIFRANCESCO)","legalName":"MARIA DIFRANCESCO","address":"1141 PIERCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-05-27","latestIssueDate":"2005-05-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"812436","type":"Rental","status":"Inactive","businessName":"joseph pungitore","legalName":"joseph pungitore","address":"1141 PIERCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-05-14","latestIssueDate":"2021-04-30","expirationDate":"2022-05-13","inactiveDate":"2022-07-12"}],"licenseActivity":[{"number":"812436","type":"Rental","businessName":"joseph pungitore","legalName":"joseph pungitore","issuedDate":"2019-05-14","latestIssueDate":"2021-04-30","closureDate":"2022-07-12","expirationDate":"2022-05-13","inactiveDate":"2022-07-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"320438","type":"Rental","businessName":"MARIA DIFRANCESCO (GENNARO DIFRANCESCO)","legalName":"MARIA DIFRANCESCO","issuedDate":"2005-05-27","latestIssueDate":"2005-05-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-31","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #37909: OPEN · MOOT. Use permit #644986: 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-2020-012326 (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":"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 and appears related-party/family-held.","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":"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/"}]}