{"asOf":"2026-07-24T19:14:00.825Z","block":"1300-1399 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-n-front-st","address":"1308 N FRONT ST","parcelNumber":"881000421","source":"https://property.phila.gov/?p=881000421","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"804","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"HOPE AND FRONT ASSOCIATES","coOwner":null,"marketValue":1243200,"landAssessment":124300,"improvementAssessment":1118900,"livableArea":6100,"yearBuilt":2025,"lastSale":{"price":10,"date":"2023-07-27T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97070677243669,"lng":-75.13589999818596,"geom":{"type":"Polygon","coordinates":[[[-75.135786359,39.97067931],[-75.135798584,39.970639853],[-75.136028965,39.970682306],[-75.136002234,39.970773663],[-75.135770083,39.970730959],[-75.135786359,39.97067931]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":4,"lotArea":null,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"BBS Permit Denial","grounds":"For the erection of a four (4) story structure with roof deck, roof deck access structure (roof deck to be accessed by an individual dwelling unit), and elevated egress balcony at the 4th floor level used to access a 2nd exit located at 130","status":"Completed","outcome":"Approved","date":"2020-10-14","number":"CP-2020-000058","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":324600,"taxable":324600,"land":324600,"improvement":0,"taxableLand":324600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":324600,"taxable":324600,"land":324600,"improvement":0,"taxableLand":324600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1243200,"taxable":1243200,"land":124300,"improvement":1118900,"taxableLand":124300,"taxableImprovement":1118900,"exemptLand":0,"exemptImprovement":0}],"taxNow":4544,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-001859","date":"2020-07-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-12-19","scope":"FOR THE ERECTION OF A NEW ATTACHED STRUCTURE TO INCLUDE ROOF DECK AND PILOT HOUSE. SIZE AND LOCATION AS PER APPROVED PLANS. (SEE ATTACHED EASEMENT AGREEMENTS ASSOCIATED WITH THE 1309 HOPE ST UNDER ZP-2020-002011.)"},{"number":"CP-2020-000058","date":"2020-10-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-19","scope":"For the erection of a four (4) story structure with roof deck, roof deck access structure (roof deck to be accessed by an individual dwelling unit), and elevated egress balcony at the 4th floor level used to access a 2nd exit located at 1309 Hope St via egress easement. For use as ten (10) dwelling units with a vacant commercial space at the 1st floor level (U&O and CO required prior to occupancy). Type “B” Dwelling unit located at the 1st floor level. Building to be fully sprinklered per NFPA 13 and equipped with Standpipes."},{"number":"FP-2021-003412","date":"2022-01-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-12-09","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13 & 14 TO INCLUDE A TWO (2)-INCH DIAMETER SERVICE LINE, 2.5-INCH DIAMETER BACKFLOW PREVENTION ASSEMBLY, FOUR (4)-INCH DIAMETER STANDPIPE, AND DRY SPRINKLER HEAD INSTALLATIONS."},{"number":"EP-2022-003232","date":"2022-04-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-28","scope":"INSTALL A 1,200 AMP/ 120-240V/ 1 PHASE SERVICE, 200 AMP commercial SERVICE (10) 125 AMP PANELS AND FEEDERS. INSTALL WIRING THROUGHOUT THE COMMON AREAS AND (10) DWELLING UNITS. INSTALL LIGHTING NORMAL AND EMERGENCY, SWITCHES AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL, HVAC AS PER 2017 NEC. INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT AS PER 2016 NFPA 72."},{"number":"MP-2022-001731","date":"2022-05-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-12-09","scope":"For the installation of a mechanical HVAC system including all registers, diffusers, and appliances (installed in accordance with manufacturer’s specifications), with associated ductwork (all ductwork self-contained within each unit; no penetration of fire-rated assemblies), throughout a new four (4) story attached structure (w/roof deck and pilot house enclosing access stairs only) to be used as Vacant Commercial Space and Group R-2 (Ten (10) Dwelling Units), as per plans; see CP-2020-000058 for associated building permit."},{"number":"PP-2022-004300","date":"2022-06-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-09","scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"CP-2024-001867","date":"2024-04-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-29","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, REPLACEMENT OF STAIRS, DOORS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"ZP-2024-009376","date":"2024-09-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2024-004472","date":"2024-10-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-16","scope":"FOR LEVEL II ALTERATION TO CREATE A PREPARED FOOD SHOP WITHIN SHELL TENANT SPACE AS PER APPROVED PLANS. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP AND FP WORK. AMENDMNT #1 to exclude all specific equipment from previous submission. Permit to reflect standard vanilla shell only."},{"number":"EP-2024-010831","date":"2024-11-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-15","scope":"Existing 200 AMP service. Install wiring/devices as per plan including arc fault breakers as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"MP-2024-005316","date":"2024-12-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-16","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. 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":"PP-2024-016534","date":"2025-01-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-16","scope":"installing cast iron drains and copper water lines for a tenant fit out 1-toilet 1-lav 1-mop sink 2-dish sinks 1ejector pump 1 electric water heater"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"appeal","w":"Appeal approved"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"0971863","type":"Rental","status":"Active","businessName":"Hope And Front Associates","legalName":"Hope And Front Associates","address":"1308 N FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":10,"issuedDate":"2025-02-19","latestIssueDate":"2026-01-06","expirationDate":"2027-02-18","inactiveDate":null},{"number":"1005461","type":"Food Preparing and Serving","status":"Active","businessName":"City Coffee (City Coffee)","legalName":"City Coffee","address":"1308 N FRONT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-04-22","latestIssueDate":"2026-04-22","expirationDate":"2027-04-21","inactiveDate":null}],"licenseActivity":[{"number":"1005461","type":"Food Preparing and Serving","businessName":"City Coffee (City Coffee)","legalName":"City Coffee","issuedDate":"2026-04-22","latestIssueDate":"2026-04-22","closureDate":null,"expirationDate":"2027-04-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0971863","type":"Rental","businessName":"Hope And Front Associates","legalName":"Hope And Front Associates","issuedDate":"2025-02-19","latestIssueDate":"2026-01-06","closureDate":null,"expirationDate":"2027-02-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":10,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 283% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $324,600 to $1,243,200","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":"Appeal #CP-2020-000058: Completed · Approved.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 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":"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":"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/"}]}