{"asOf":"2026-07-23T01:05:10.849Z","block":"400-499 RHAWN ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-rhawn-st","address":"448 RHAWN ST","parcelNumber":"881000230","source":"https://property.phila.gov/?p=881000230","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC1","buildingCodeNew":null,"buildingClass":"IND WAREHOUSE MASONRY+OTH","buildingClassNew":null,"useLabel":"Industrial building","owner":"448-456 RHAWN ST LLC","coOwner":null,"marketValue":1018400,"landAssessment":1018400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2022-03-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-048557","date":"2022-07-08","code":"B-3306.2.2","title":"NO SIDEWALK CLOSURE PERMIT\n","status":"COMPLIED","resolutionDate":"2022-08-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-027295","date":"2025-05-01","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2022-066975","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-08","completedDate":"2022-08-16","violations":[{"number":"VI-2022-048557","date":"2022-07-08","code":"B-3306.2.2","title":"NO SIDEWALK CLOSURE PERMIT\n","status":"COMPLIED","resolutionDate":"2022-08-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-036188","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-01","completedDate":"2025-05-19","violations":[{"number":"VI-2025-027295","date":"2025-05-01","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-066975","date":"2022-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-066975","date":"2022-08-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-036188","date":"2025-05-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-036188","date":"2025-05-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07616394238233,"lng":-75.08288338064547,"geom":{"type":"Polygon","coordinates":[[[-75.082590136,40.076468338],[-75.082702468,40.075780418],[-75.083233178,40.075909525],[-75.082993055,40.076559811],[-75.082590136,40.076468338]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":null,"lotArea":33559,"zoning":"CMX1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"9181 ACADEMY ROAD OFFICE SUITE, PHILADELPHIA PA, 19114","mailOut":false,"appeals":[{"type":"ZBA Appeal Against L&I","grounds":"Appeal against L&I for Issuance of ZP #2021-007024 \n\nCREATE (1) LOT FROM (3) LOTS.\nNEW (4) STORY, MIXED / USE MULTI-FAMILY RESIDENCE (86) UNITS W/ GREEN DENSITY BONUS.  COMMERCIAL SPACE ON GROUND FLOOR.  (48) ACCESSORY PARKING SPACES W/ (2)","status":"In Process","outcome":null,"date":"2022-02-28","number":"HA-2022-000857","relatedPermit":"ZP-2021-007024"},{"type":"ZBA Appeal Against L&I","grounds":"Appeal against L&I for Issuance of ZP #2021-016595\n\nNEW (4) STORY, MIXED / USE MULTI-FAMILY RESIDENCE (86) UNITS W/ GREEN DENSITY BONUS.  COMMERCIAL SPACE ON GROUND FLOOR.  (48) ACCESSORY PARKING SPACES W/ (2) BEING ACCESSIBLE, (30) BICYCLE","status":"In Process","outcome":null,"date":"2022-02-28","number":"HA-2022-000858","relatedPermit":"ZP-2021-016595"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":816100,"taxable":816100,"land":816100,"improvement":0,"taxableLand":816100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":816100,"taxable":816100,"land":816100,"improvement":0,"taxableLand":816100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":816100,"taxable":816100,"land":816100,"improvement":0,"taxableLand":816100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":816100,"taxable":816100,"land":816100,"improvement":0,"taxableLand":816100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1018400,"taxable":1018400,"land":1018400,"improvement":0,"taxableLand":1018400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":11424,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-007024","date":"2021-12-21","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-14","scope":"For the relocation of lot lines to create one lot (proposed Parcel D) from three lots (Deeded 448-52, 454 and 456 Rhawn St). Size and location per plans."},{"number":"ZP-2021-016595","date":"2021-12-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a semi-detached structure with two roof access structures for maintenance only and accessory parking for 34 vehicles (2 accessible) and 30 Bicycles. Size and location per plans."},{"number":"CP-2021-006778","date":"2021-12-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"For the erection of a semi-detached structure with two roof access structures for maintenance only and accessory parking for 34 vehicles (2 accessible) and 30 Bicycles. For a total of 86 dwelling units. Vacant commercial on the first floor (Separate use registration and fit-out permits required prior to occupancy). Building to be fully sprinklered. Separate approval required for MEP and FP work. Separate approval required from PA L&I for elevator installation."},{"number":"PP-2022-009486","date":"2022-06-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-20","scope":"SEAL LATERAL"},{"number":"ZP-2022-009656","date":"2022-08-23","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":". FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON LOT"},{"number":"DP-2022-000935","date":"2022-08-24","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-11-17","scope":"FOR THE COMPLETE DEMOLITION OF THREE (3) EXISTING DETACHED, VACANT COMMERICAL STRUCTURES USING MECHANICAL DEMOLITION METHODS; ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE; ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT; PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 18 FEET OF BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"PP-2026-005815","date":"2026-07-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF 4 STORY MIXED USE BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION FOR PIPING SERVING FIXTURES IN COMMERCIAL SPACE. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"appeal","w":"Appeal filed"},{"y":2022,"k":"appeal","w":"Appeal filed"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Full Demolition"},{"y":2022,"k":"permit","w":"Major Demolition"},{"y":2022,"k":"demo"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"299806","type":"Outdoor Advertising Sign","status":"Inactive","businessName":"STEEN OUTDOOR ADVERTISING","legalName":"STEEN OUTDOOR ADVERTISING","address":"448 RHAWN ST","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2000-10-05","latestIssueDate":"2000-10-05","expirationDate":"2001-12-31","inactiveDate":null},{"number":"249279","type":"Rental","status":"Inactive","businessName":"SCALZO MICHAEL MCALONAN DEA - BOYLE LISA &","legalName":"SCALZO MICHAEL MCALONAN DEA - BOYLE LISA &","address":"448 RHAWN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2001-04-09","latestIssueDate":"2020-03-13","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"301605","type":"Outdoor Advertising Sign","status":"Closed","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","address":"448 RHAWN ST","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-02-26","latestIssueDate":"2004-02-26","expirationDate":"2007-03-31","inactiveDate":null}],"licenseActivity":[{"number":"301605","type":"Outdoor Advertising Sign","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","issuedDate":"2004-02-26","latestIssueDate":"2004-02-26","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"249279","type":"Rental","businessName":"SCALZO MICHAEL MCALONAN DEA - BOYLE LISA &","legalName":"SCALZO MICHAEL MCALONAN DEA - BOYLE LISA &","issuedDate":"2001-04-09","latestIssueDate":"2020-03-13","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"299806","type":"Outdoor Advertising Sign","businessName":"STEEN OUTDOOR ADVERTISING","legalName":"STEEN OUTDOOR ADVERTISING","issuedDate":"2000-10-05","latestIssueDate":"2000-10-05","closureDate":"2001-12-31","expirationDate":"2001-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #HA-2022-000857: In Process; related permit ZP-2021-007024.","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":"2 permits not marked completed: CP-2021-006778 (Issued), PP-2026-005815 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 19, 2025.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Outdoor Advertising Sign #299806: Inactive; Outdoor Advertising Sign #301605: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 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/"}]}