{"asOf":"2026-07-28T06:19:26.141Z","block":"1900-1999 POINT BREEZE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-point-breeze-ave","address":"1951 POINT BREEZE AVE","parcelNumber":"881000304","source":"https://property.phila.gov/?p=881000304","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"804","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Industrial building","owner":"IRA DEVELOPMENT LLC","coOwner":null,"marketValue":5486300,"landAssessment":548600,"improvementAssessment":4937700,"livableArea":6624,"yearBuilt":2023,"lastSale":{"price":500000,"date":"2019-05-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-003551","date":"2021-01-13","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-003550","date":"2021-01-13","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":"2021-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2021-004842","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-20","completedDate":"2021-12-22","violations":[{"number":"VI-2021-003551","date":"2021-01-13","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-003550","date":"2021-01-13","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":"2021-12-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-004842","date":"2021-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-004842","date":"2021-12-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.928022474185774,"lng":-75.18536659444223,"geom":{"type":"Polygon","coordinates":[[[-75.185634757,39.927913737],[-75.185590243,39.928128745],[-75.185316502,39.928216755],[-75.185274455,39.928262193],[-75.185080137,39.927845673],[-75.185634757,39.927913737]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-022015","type":"Fire Alarm Certification","inspectionDate":"2025-08-05","result":"Certified","expirationDate":"2026-08-05","buildingId":"2000403"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":4,"lotArea":10357,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1254 POINT BREEZE AVE, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":288300,"taxable":288300,"land":57660,"improvement":230640,"taxableLand":57660,"taxableImprovement":230640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":5579000,"taxable":1394750,"land":557900,"improvement":5021100,"taxableLand":557900,"taxableImprovement":836850,"exemptLand":0,"exemptImprovement":4184250},{"y":2025,"v":5579000,"taxable":557900,"land":557900,"improvement":5021100,"taxableLand":557900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5021100},{"y":2026,"v":5579000,"taxable":557900,"land":557900,"improvement":5021100,"taxableLand":557900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5021100},{"y":2027,"v":5486300,"taxable":548600,"land":548600,"improvement":4937700,"taxableLand":548600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4937700}],"taxNow":7809,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1026592","date":"2019-12-12","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-29","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH VACANT COMMERCIAL SPACE ON THE GROUD FLOOR- AND MULTI FAMILY LIVING ABOVE (29) UNITS FLOOR 2-4. (13) ACCESSORY PARKING SPOTS WITH ONE VAN ACCESSIBLE AND (9) BIKE SPACES. STRUCTURE TO ALSO FEATURE A ROOF DECK ACCESSIBLE BY A PILOT HOUSE AND BALCONIES ON FLOORS 2-4--SIZE AND LOCATION AS SHOWN ON ATTACHED PLANS"},{"number":"FP-2022-001576","date":"2022-06-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-02-28","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH A 4\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2022-008257","date":"2022-07-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-28","scope":"FOR THE INSTALLATION OF PLUMBING & FIXTURES TO ONE GROUND FLOOR COMMERCIAL SPACE AND TWENTY-NINE (29) APARTMENT UNITS ABOVE, ACCORDING TO 2018 PPC. LEGACY COMMERCIAL BUILDING PERMIT NUMBER = 1026592"},{"number":"SP-2022-000475","date":"2022-11-28","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-11-19","scope":"FOR SITE WORK AS PER APPROVED PLANS."},{"number":"PP-2022-017102","date":"2022-11-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-23","scope":"Plumbing Permit for combo SP-2022-000475"},{"number":"EP-2022-011876","date":"2022-12-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-29","scope":"Temporary 100A Site Power as per 2017 nec"},{"number":"MP-2022-006295","date":"2023-01-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-28","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR A MULTI-FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-000135","date":"2023-05-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-30","scope":"INSTALL 1600 AMP SERVICE, METER BANKS, PANELS & FEEDERS. INSTALL WIRING THROUGHOUT COMMON AREAS, COMMERCIAL SPACE AND 28 UNITS and 2 COMMERCIAL SPACES. INSTALL LIGHTING NORMAL & EMERGENCY, SWITCHES, AND RECEPTACLES, AND PROVIDE POWER FOR THE ELEVATOR AND THE MECHANICAL AND EMERGENCY EQUIPMENT AS PER 2017 NEC. INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT AS PER 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":500000},{"y":2019,"k":"land","p":500000},{"y":2019,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"631751","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"PULEIO SAL","legalName":"PULEIO SAL","address":"1951 POINT BREEZE AVE","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2014-06-10","latestIssueDate":"2015-03-05","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"860712","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"IRA Development LLC","legalName":"IRA Development LLC","address":"1951 POINT BREEZE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-02-04","latestIssueDate":"2021-02-04","expirationDate":"2022-02-03","inactiveDate":"2022-04-04"},{"number":"939916","type":"Rental","status":"Active","businessName":"IRA Development LLC","legalName":"IRA Development LLC","address":"1951 POINT BREEZE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":29,"issuedDate":"2023-12-13","latestIssueDate":"2025-10-31","expirationDate":"2026-12-12","inactiveDate":null}],"licenseActivity":[{"number":"939916","type":"Rental","businessName":"IRA Development LLC","legalName":"IRA Development LLC","issuedDate":"2023-12-13","latestIssueDate":"2025-10-31","closureDate":null,"expirationDate":"2026-12-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"860712","type":"Vacant Residential Property / Lot","businessName":"IRA Development LLC","legalName":"IRA Development LLC","issuedDate":"2021-02-04","latestIssueDate":"2021-02-04","closureDate":"2022-04-04","expirationDate":"2022-02-03","inactiveDate":"2022-04-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"631751","type":"Vacant Residential Property / Lot","businessName":"PULEIO SAL","legalName":"PULEIO SAL","issuedDate":"2014-06-10","latestIssueDate":"2015-03-05","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":29,"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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 22, 2021.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #631751: Inactive since Apr 29, 2016; Vacant Residential Property / Lot #860712: Inactive since Apr 4, 2022","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 5, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}