{"asOf":"2026-07-24T22:20:23.050Z","block":"100-199 N 3RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-n-3rd-st","address":"118 N 3RD ST","parcelNumber":"871602595","source":"https://property.phila.gov/?p=871602595","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y90","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 5 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"LI & PAN PHILLY LLC","coOwner":null,"marketValue":1530000,"landAssessment":306000,"improvementAssessment":1224000,"livableArea":7650,"yearBuilt":1900,"lastSale":{"price":1500000,"date":"2020-11-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"1066884","date":"2007-01-25","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1066886","date":"2007-01-25","code":"FC-901.6/10","title":"FIRE SUPP-REPLACE SPRKLR HEAD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1066885","date":"2007-01-25","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-061742","date":"2022-08-17","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-11-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"99824","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-01-30","completedDate":null,"violations":[{"number":"1066884","date":"2007-01-25","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1066886","date":"2007-01-25","code":"FC-901.6/10","title":"FIRE SUPP-REPLACE SPRKLR HEAD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1066885","date":"2007-01-25","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-084110","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-08-17","completedDate":"2022-11-15","violations":[{"number":"VI-2022-061742","date":"2022-08-17","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-11-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"99824","date":"2007-01-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"99824","date":"2008-08-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"99824","date":"2010-01-06","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2022-084110","date":"2022-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-084110","date":"2022-11-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95274844370589,"lng":-75.14536996902595,"geom":{"type":"Polygon","coordinates":[[[-75.145190851,39.952751154],[-75.145201211,39.952701111],[-75.145551516,39.952747285],[-75.145542148,39.95279495],[-75.145190851,39.952751154]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-008517","type":"Fire Escape Report","inspectionDate":"2017-10-06","result":"Safe with Repair","expirationDate":"2022-10-06","buildingId":"1378519"},{"number":"BC-2022-015202","type":"Sprinkler Certification","inspectionDate":"2022-10-20","result":"Certified","expirationDate":"2023-10-20","buildingId":"1378519"},{"number":"BC-2022-016823","type":"Fire Escape Report","inspectionDate":"2022-10-26","result":"Safe with Repair","expirationDate":"2023-04-26","buildingId":"1378519"},{"number":"BC-2023-006672","type":"Fire Escape Report","inspectionDate":"2023-03-24","result":"Safe","expirationDate":"2028-03-24","buildingId":"1378519"},{"number":"BC-2024-012013","type":"Sprinkler Certification","inspectionDate":"2024-04-22","result":"Certified","expirationDate":"2025-04-22","buildingId":"1378519"},{"number":"BC-2024-033588","type":"Fire Alarm Certification","inspectionDate":"2024-11-18","result":"Certified","expirationDate":"2025-11-18","buildingId":"1378519"},{"number":"BC-2026-000985","type":"Fire Alarm Certification","inspectionDate":"2025-11-27","result":"Certified","expirationDate":"2026-11-27","buildingId":"1378519"},{"number":"BC-2026-019221","type":"Fire Alarm Certification","inspectionDate":"2026-07-07","result":"Certified","expirationDate":"2027-07-07","buildingId":"1378519"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":null,"lotArea":1793,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1436 WESLEYS RUN, GLADWYNNE PA, 19035","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":1497100,"taxable":1497100,"land":299420,"improvement":1197680,"taxableLand":299420,"taxableImprovement":1197680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1512000,"taxable":1512000,"land":302400,"improvement":1209600,"taxableLand":302400,"taxableImprovement":1209600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1512000,"taxable":1512000,"land":302400,"improvement":1209600,"taxableLand":302400,"taxableImprovement":1209600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1512000,"taxable":1512000,"land":302400,"improvement":1209600,"taxableLand":302400,"taxableImprovement":1209600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1487100,"taxable":1487100,"land":297400,"improvement":1189700,"taxableLand":297400,"taxableImprovement":1189700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1487100,"taxable":1487100,"land":297400,"improvement":1189700,"taxableLand":297400,"taxableImprovement":1189700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1553300,"taxable":1553300,"land":310660,"improvement":1242640,"taxableLand":310660,"taxableImprovement":1242640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1553300,"taxable":1553300,"land":310660,"improvement":1242640,"taxableLand":310660,"taxableImprovement":1242640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1530000,"taxable":1530000,"land":306000,"improvement":1224000,"taxableLand":306000,"taxableImprovement":1224000,"exemptLand":0,"exemptImprovement":0}],"taxNow":21743,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"26201","date":"2007-04-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-10","scope":"INSTALL ONE (1) WARM AIR SYSTEM INCLUDING AIR CONDITION. AIR UNIT TO BE PLACE IN THE SAME AS THE ORIGINAL."},{"number":"55175","date":"2007-05-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-01-22","scope":"INSTALL A DOUBLE CHECK BACKFLOW ASSEMBLY IN BASEMENT. NO WORK/ALTERATIONS TO WINDOWS OR DOORS. NO CHANGES TO EXTERIOR"},{"number":"839319","date":"2017-12-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-15","scope":"VINYL REPLACEMENT WINDOW IN EXISTING OPENING AS PER ATTACHED DRAWINGS. (1) WINDOW & APPROVED BY PHC. (MULTI-FAMILY)"},{"number":"ZP-2024-001772","date":"2024-02-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"},{"number":"ZP-2024-011943","date":"2025-02-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods"},{"number":"ZP-2025-006707","date":"2025-08-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2025-005461","date":"2025-12-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-07-23","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A NAIL SALON/SPA (PERSONAL SERVICES) IN THE BASEMENT, FIRST AND SECOND FLOORS OF AN EXISTING BUILDING AS PER APPROVED PLANS AND PHC APPROVAL. EXISTING BUILDING SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"MP-2026-000034","date":"2026-01-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-07-10","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2026-000092","date":"2026-01-21","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-07-08","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. No exterior work permitted as part of this permit. Scope of work is sprinkler relocation. Applicant visited PHC office to require review and approval(As per PHC conditions). Relocate 12 sprinkler heads."},{"number":"PP-2025-016581","date":"2026-01-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-07-23","scope":"RENOVATION TO EXISTING COMMERCIAL SPACE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"EP-2025-012203","date":"2026-01-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-07","scope":"Wiring to include receptacle outlets, lighting, appliances, gfcis, disconnects, switches, emergency/exit lights and motors connecting . New horn, strobe, pull station and smoke connecting to existing fire alarm panel . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72. AMENDMENT: Amend to include (swapping appliance and equipment to gas) connecting to existing 150 and 100 amp panels connecting to existing incoming 400A service ."}],"storyTag":"Renovated & sold on","storyDelta":0.62,"timeline":[{"y":2017,"k":"permit","w":"Alteration"},{"y":2020,"k":"sale","p":1500000},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"818046","type":"Rental","status":"Inactive","businessName":"JT & AP Realty LLC","legalName":"JT & AP Realty LLC","address":"118 N 3RD ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-07-15","latestIssueDate":"2020-07-31","expirationDate":"2021-07-14","inactiveDate":"2021-09-12"},{"number":"911289","type":"Rental","status":"Active","businessName":"Li & Pan Philly LLC","legalName":"Li & Pan Philly LLC","address":"118 N 3RD ST","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":3,"issuedDate":"2022-11-23","latestIssueDate":"2025-11-07","expirationDate":"2026-11-22","inactiveDate":null}],"licenseActivity":[{"number":"911289","type":"Rental","businessName":"Li & Pan Philly LLC","legalName":"Li & Pan Philly LLC","issuedDate":"2022-11-23","latestIssueDate":"2025-11-07","closureDate":null,"expirationDate":"2026-11-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"818046","type":"Rental","businessName":"JT & AP Realty LLC","legalName":"JT & AP Realty LLC","issuedDate":"2019-07-15","latestIssueDate":"2020-07-31","closureDate":"2021-09-12","expirationDate":"2021-07-14","inactiveDate":"2021-09-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Escape Report: Safe through Mar 24, 2028; Sprinkler Certification: Certified through Apr 22, 2025; Fire Alarm Certification: Certified through Jul 7, 2027","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1436 WESLEYS RUN, GLADWYNNE PA, 19035).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1900 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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 15, 2022.","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 4 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/"}]}