{"asOf":"2026-07-23T12:05:39.685Z","block":"1700-1799 S 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-23rd-st","address":"1735 S 23RD ST","parcelNumber":"881000361","source":"https://property.phila.gov/?p=881000361","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":"SPD INVESTMENTS LLC","coOwner":null,"marketValue":1042200,"landAssessment":104200,"improvementAssessment":938000,"livableArea":6688,"yearBuilt":2022,"lastSale":{"price":1,"date":"2022-09-13T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2025-087977","date":"2025-11-06","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-087978","date":"2025-11-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-087979","date":"2025-11-06","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-122026","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-11-06","completedDate":null,"violations":[{"number":"VI-2025-087977","date":"2025-11-06","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-087978","date":"2025-11-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-087979","date":"2025-11-06","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2025-122026","date":"2025-11-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-122026","date":"2025-12-15","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93011387334695,"lng":-75.1833704300137,"geom":{"type":"Polygon","coordinates":[[[-75.183272372,39.930055955],[-75.183487924,39.930085039],[-75.183468055,39.930171496],[-75.183253873,39.93014328],[-75.183272372,39.930055955]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-033731","type":"Sprinkler Certification","inspectionDate":"2025-12-10","result":"Certified","expirationDate":"2026-12-10","buildingId":"3000152"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":3,"lotArea":1984,"zoning":"RM1","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"17 ELLIS RD, HAVERTOWN PA, 19083","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":1273000,"taxable":127300,"land":127300,"improvement":1145700,"taxableLand":127300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1145700},{"y":2024,"v":1273000,"taxable":127300,"land":127300,"improvement":1145700,"taxableLand":127300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1145700},{"y":2025,"v":1273000,"taxable":127300,"land":127300,"improvement":1145700,"taxableLand":127300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1145700},{"y":2026,"v":1273000,"taxable":127300,"land":127300,"improvement":1145700,"taxableLand":127300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1145700},{"y":2027,"v":1042200,"taxable":104200,"land":104200,"improvement":938000,"taxableLand":104200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":938000}],"taxNow":1782,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-008754","date":"2021-01-15","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (PARCEL A) FROM TWO (2) EXISTING LOTS (1735 S 23RD ST AND 1737 S 23RD ST) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2021-000698","date":"2021-01-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-09-19","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH TWO (2) REAR DECKS AT SECOND FLOOR AND, ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE THIRD FLOOR (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"CP-2021-001379","date":"2021-03-17","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-19","scope":"For the erection of an attached structure with rear decks and with roof deck accessed by a pilothouse. For use as multi-family household living (5 dwelling units). Building to be fully sprinklered. Separate permits required for M.E.P.S work."},{"number":"FP-2021-002022","date":"2021-07-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-14","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 TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R STANDARD."},{"number":"EP-2021-013436","date":"2021-11-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-11","scope":"Install 600 amp service, wiring throughout. Install light fixtures, outlets, switches, smoke alarms, and grounding system as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"MP-2021-005346","date":"2021-11-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. MULTI FAMILY EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Installation of 5 systems 3 ton Air handlers & 2 ton heat pumps 800 CFM each 2400 BTU each"},{"number":"PP-2021-020539","date":"2021-12-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-19","scope":"Five Unit Building : 5 Kitchen, 5 Laundry, 5 H.W.H, 10 Tubs, 10 Toilets, 2 Hose Bib, 10 Vanity. Outside : New Sewer, House drain, Fresh Air Inlet, Curb Traps, Back Yard Drain, 1.5'' Water Line, 2'' Sprinkle Line"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"land","p":40000},{"y":2021,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"0998561","type":"Rental","status":"Active","businessName":"SPD INVESTMENTS LLC","legalName":"SPD INVESTMENTS LLC","address":"1735 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2026-01-30","latestIssueDate":"2026-01-30","expirationDate":"2027-01-29","inactiveDate":null}],"licenseActivity":[{"number":"0998561","type":"Rental","businessName":"SPD INVESTMENTS LLC","legalName":"SPD INVESTMENTS LLC","issuedDate":"2026-01-30","latestIssueDate":"2026-01-30","closureDate":null,"expirationDate":"2027-01-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":5,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"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":"violations","level":"attention","title":"3 open L&I violations","finding":"3 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (17 ELLIS RD, HAVERTOWN PA, 19083).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 15, 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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Dec 10, 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/"}]}