{"asOf":"2026-07-26T17:58:52.981Z","block":"700-799 N PRESTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-n-preston-st","address":"712 N PRESTON ST","parcelNumber":"881000232","source":"https://property.phila.gov/?p=881000232","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"ALPHAPAD LLC","coOwner":null,"marketValue":1368800,"landAssessment":136800,"improvementAssessment":1232000,"livableArea":2784,"yearBuilt":2022,"lastSale":{"price":1,"date":"2022-01-14T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96542087787957,"lng":-75.20413926164842,"geom":{"type":"Polygon","coordinates":[[[-75.203909627,39.965402395],[-75.204342791,39.965352089],[-75.204390013,39.965381072],[-75.20432064,39.9654468],[-75.203927134,39.965492569],[-75.203909627,39.965402395]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-009327","type":"Fire Alarm Certification","inspectionDate":"2023-12-06","result":"Certified","expirationDate":"2024-12-06","buildingId":"1550189"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":4063,"zoning":"RM1","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"3149 THOMPSON ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":920500,"taxable":108300,"land":108300,"improvement":812200,"taxableLand":108300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":812200},{"y":2024,"v":1083000,"taxable":108300,"land":108300,"improvement":974700,"taxableLand":108300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":974700},{"y":2025,"v":974700,"taxable":97470,"land":97470,"improvement":877230,"taxableLand":97470,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":877230},{"y":2026,"v":974700,"taxable":97470,"land":97470,"improvement":877230,"taxableLand":97470,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":877230},{"y":2027,"v":1368800,"taxable":136800,"land":136800,"improvement":1232000,"taxableLand":136800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1232000}],"taxNow":1364,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-008109","date":"2021-01-28","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) PARCEL \"PARCEL C\" FROM TWO(2) OPA ACCOUNTS ( 712 PRESTON ST AND 714 PRESTON ST) \"PARCEL A\" AND \"PARCEL B\". SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2020-006414","date":"2021-02-26","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-17","scope":"FOR THE ERECTION OF A THREE STORY ATTACHED STRUCTURE OF TYPE VB CONSTRUCTION FOR NINE (9) DWELLING UNITS AS PER PLANS."},{"number":"FP-2021-001989","date":"2021-08-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-14","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 350XL BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. AMENDMENT TO CHANGE BACKFLOW DEVICE TO A 2\" AMES 2000BM1FP."},{"number":"PP-2022-000613","date":"2022-01-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-14","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":"EP-2022-000800","date":"2022-05-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-31","scope":"INSTALL A 800 AMP SERVICE, METER BANKS, (1) 100 AMP PANEL & FEEDER, (9) 125 AMP PANELS & FEEDERS., wiring throughout, install light fixtures, install outlets, switches, 110v interconnected smoke alarms, grounding, emergency lights, exit signs. Install complete fire alarm system w/ low frequency sound in all sleeping areas ,tamper switch ,flow switch. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2022-002936","date":"2022-06-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-02","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE NEW RESIDENTIAL MULTI-FAMILY BUILDING AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":120000},{"y":2021,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 40% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $974,700 to $1,368,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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 Alarm Certification: Certified through Dec 6, 2024","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}]}