{"asOf":"2026-07-26T18:50:46.551Z","block":"1700-1799 RACE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-race-st","address":"1701L RACE ST","parcelNumber":"881000169","source":"https://property.phila.gov/?p=881000169","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WC0","buildingCodeNew":"829","buildingClass":"HSE WORSHIP ALL 3 STY MAS","buildingClassNew":"APTS - HIGH RISE","useLabel":"Place of worship","owner":"EM RACE VINE VENTURES, LLC","coOwner":null,"marketValue":79410200,"landAssessment":0,"improvementAssessment":79410200,"livableArea":233950,"yearBuilt":2021,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":14609.6,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":14609.6,"principalDue":12306.69,"penaltyDue":738.4,"interestDue":646.1,"otherChargesDue":918.41,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":38225600,"taxableAssessment":38225600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":535081.95,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.957158236044684,"lng":-75.16785247302376,"geom":{"type":"Polygon","coordinates":[[[-75.167662087,39.956915711],[-75.168156703,39.956973522],[-75.168123892,39.957133504],[-75.168082276,39.95712864],[-75.168024994,39.957407931],[-75.167571989,39.957354983],[-75.167662087,39.956915711]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":23,"lotArea":null,"zoning":"CMX4","grade":"A+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"100 W ELM STREET, SUITE 600, CONSHOHOCKEN PA, 19428","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":764500,"taxable":2789,"land":0,"improvement":764500,"taxableLand":0,"taxableImprovement":2789,"exemptLand":0,"exemptImprovement":761711},{"y":2022,"v":38225600,"taxable":139447,"land":0,"improvement":38225600,"taxableLand":0,"taxableImprovement":139447,"exemptLand":0,"exemptImprovement":38086153},{"y":2023,"v":76451200,"taxable":0,"land":0,"improvement":76451200,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":76451200},{"y":2024,"v":76451200,"taxable":0,"land":0,"improvement":76451200,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":76451200},{"y":2025,"v":77120900,"taxable":0,"land":0,"improvement":77120900,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":77120900},{"y":2026,"v":77120900,"taxable":0,"land":0,"improvement":77120900,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":77120900},{"y":2027,"v":79410200,"taxable":0,"land":0,"improvement":79410200,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":79410200}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1052726","date":"2020-05-12","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"FOR THE LOT ADJUSTMENT TO CREATE FOUR(4) PARCELS \"PARCEL A\", \"PARCEL B\", \"PARCEL C\" AND \"PARCEL D\") FROM FIVE(5) OPA ACCOUNTS ( 1701-11 RACE ST, 222 N 17TH ST, 1700 VINE ST, 227-35 N 18TH ST AND 209-25 N 18TH ST) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"ZP-2020-004176","date":"2020-07-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-10","scope":"Unity of Use"},{"number":"ZP-2020-004065","date":"2020-07-30","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-11-02","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURES ON LOT; FOR THE ERECTION OF ONE(1) DETACHED STRUCTURE WITH BALCONIES AND AMENITIES.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2020-004618","date":"2020-11-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-02","scope":"FOR THE ERECTION OF ONE DETACHED STRUCTURE WITH BALCONIES AND AMENITIES. STRUCTURE FOR USE AS VACANT COMMERCIAL SPACE ON GROUND FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) WITH MULTI-FAMILY HOUSEHOLD LIVING (273 DWELLING UNITS) FROM SECOND FLOOR THROUGH 23RD FLOORS. SPRINKLERED THROUGH PER NFPA 13. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. 3/29/2022 AMENDMENT: AMEND ORIGINAL PERMIT FOR THE MODIFICATION OF GROUND FLOOR COMMERCIAL SPACE AND 21ST - 22ND FLOOR (COMBINED UNIT 2101 AND UNIT 2103 TO UNIT 2114, COMBINED UNIT 2201 AND UNIT 2202 TO UNIT 2214) AS PER APPROVED PLAN AND ZP-2021-015718."},{"number":"SP-2020-000677","date":"2021-01-04","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2022-04-18","scope":"INSTALLATION OF TEMPORARY EXCAVATION SUPPORT SYSTEM FOR A NEW CONSTRUCTION HIGH RISE BUILDING (SEE PERMIT CP-2020-004618) AS PER APPROVED PLANS AND ENGINEERING CALCULATIONS."},{"number":"PP-2021-002674","date":"2021-03-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-26","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."},{"number":"PP-2021-000797","date":"2021-03-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-02","scope":"Entire plumbing system for the interior of the building with a stub out of 5' to be picked up by the site contractor for the sanitary, storm and domestic lines."},{"number":"MP-2021-000150","date":"2021-03-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-10-26","scope":"FOR INSTALLATION OF HVAC SYSTEM TO THE NEW HIGH-RISE BUILDING AS PER APPROVED PLANS."},{"number":"FP-2021-000966","date":"2021-04-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-10-31","scope":"FOR THE INSTALLATION OF AUTOMATIC WET AND AUTOMATIC DRY SPRINKLER SYSTEMS THROUGHOUT A TWENTY-THREE (23) STORY MIXED-USE HIGH-RISE STRUCTURE WITH UNDERGROUND PARKING GARAGE IN ACCORDANCE WITH NFPA 13 TO INCLUDE NEW SIX (6) INCH FIRE SERVICE LINE, NEW SIX (6) INCH BACKFLOW PREVENTION DEVICE, AND NEW FIRE PUMP. FOR THE INSTALLATION OF CLASS I AUTOMATIC WET STANDPIPE SYSTEMS IN ACCORDANCE WITH NFPA 14. FIRE PUMP COMPLYING WITH NFPA 20 SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK SHALL BE PERFORMED AS PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"GP-2021-003123","date":"2021-05-06","work":"Tower Crane","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-08-04","scope":"PERMIT TO BE APPROVED FOR THE ASSEMBLY AND DISASSEMBLY OF ASSOCIATED TOWER CRANE TO BE LOCATED ENTIRELY WITHIN PROPERTY LINES, NO ENCROACHMENT OF PUBLIC FOOTWAYS PROPOSED AS PER DESIGN ENGINEERED PLANS AND SPECIFICATIONS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"EP-2021-002088","date":"2021-05-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-28","scope":"New service and distribution, generator, complete electrical fit-out throughout building for 273 units and amenity spaces per plans. Electrical work per 2017 NEC, Fire Alarm per 2016 NFPA 72. Voice, data, AV & security. Reference building permit CP-2020-004618"},{"number":"ZP-2021-015718","date":"2022-01-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-10","scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2022-007813","date":"2022-07-19","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-04-13","scope":"For the erection of one (1) accessory, double-faced freestanding sign with static illumination, size and location as shown on plan/application; see Art Commission approval under file #120-22 dated 6/23/2022."},{"number":"GP-2022-006205","date":"2022-08-04","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-03-03","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY, DOUBLE-FACED FREESTANDING SIGN WITH STATIC ILLUMINATION AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Foundation"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Tower Crane"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Sign"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$14,609.60 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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 apartments. 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/"}]}