{"asOf":"2026-07-25T21:32:07.885Z","block":"700-799 N 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-n-23rd-st","address":"700 N 23RD ST","parcelNumber":"881000474","source":"https://property.phila.gov/?p=881000474","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":"700 N 23RD LLC","coOwner":null,"marketValue":1027200,"landAssessment":102700,"improvementAssessment":924500,"livableArea":6958,"yearBuilt":2022,"lastSale":{"price":1,"date":"2020-12-03T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96779923873169,"lng":-75.17550684087573,"geom":{"type":"Polygon","coordinates":[[[-75.175392412,39.967741885],[-75.175638942,39.967772588],[-75.17562127,39.967856593],[-75.17537474,39.967825889],[-75.175392412,39.967741885]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":2179,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"831 N 19TH STREET, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS FIVE (5) DWELLING UNITS, WITH NO COMMERCIAL SPACE.","status":"Completed","outcome":"Granted","date":"2021-12-30","number":"ZP-2021-004635","relatedPermit":"ZP-2021-004635"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":461700,"taxable":461700,"land":76950,"improvement":384750,"taxableLand":76950,"taxableImprovement":384750,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":802600,"taxable":80260,"land":80260,"improvement":722340,"taxableLand":80260,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":722340},{"y":2024,"v":802600,"taxable":80260,"land":80260,"improvement":722340,"taxableLand":80260,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":722340},{"y":2025,"v":802600,"taxable":80260,"land":80260,"improvement":722340,"taxableLand":80260,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":722340},{"y":2026,"v":802600,"taxable":80260,"land":80260,"improvement":722340,"taxableLand":80260,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":722340},{"y":2027,"v":1027200,"taxable":102700,"land":102700,"improvement":924500,"taxableLand":102700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":924500}],"taxNow":1123,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-002596","date":"2020-06-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 45 FT) WITH CELLAR WITH 2nd AND 3RD FLOOR REAR DECKS, BALCONIES, & ROOF DECKS ACCESSED BY PILOT HOUSES. FOR USE AS A MULTI-FAMILY (4 UNITS) HOUSEHOLD LIVING.WITH VACANT COMMERCIAL AT FIRST FLOOR AND CELLAR AND INTERIOR GARAGE FOR 2 ACCESSORY PARKING SPACES. SIZE AND LOCATION AS PER PLANS."},{"number":"CP-2020-006168","date":"2020-12-08","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-11","scope":"FOR THE CONSTRUCTION OF NEW ATTACHED FOUR STORY PLUS CELLAR STRUCTURE OF TYPE VA CONSTRUCTION FOR FOUR FAMILY DWELLING PLUS VACANT COMMERCIAL AT FIRST FLOOR AND CELLAR, WITH INTERIOR GARAGE FOR 2 ACCESSORY PARKING SPACES, REAR DECKS,BALCONIES, & ROOF DECKS ACCESSED BY PILOT HOUSES. ALL WORK AS PER PLANS. AMENDMENT (6/1/2022) TO CONVERT VACANT COMMERCIAL SPACE TO AN ADDITIONAL DWELLING UNIT AS PER REVISED PLANS."},{"number":"FP-2020-002266","date":"2021-03-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-10-11","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY MIXED-USE STRUCTURE TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO (2) INCH BACKFLOW PREVENTION DEVICE. FOR THE INSTALLATION OF CLASS I STANDPIPE SYSTEMS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 AND NFPA 14 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. [AMENDMENT APPROVED 9/9/2022 FOR A RELOCATION OF THE FIRE DEPARTMENT CONNECTION AND FOR A CHANGE IN BACKFLOW PREVENTER TO A TWO (2) INCH WILKINS 950XLT2 MODEL AS PER APPROVED AMENDED PLANS, CP-100 FORM, AND HYDRAULIC CALCULATIONS.]"},{"number":"ZP-2021-005706","date":"2021-06-08","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE CREATION OF ONE(1) ACCESSORY SURFACE PARKING SPACE ON THE SAME LOT WITH MULTI-FAMILY HOUSEHOLD LIVING ( FOUR(4) DWELLING UNITS) WITH VACANT COMMERCIAL AT FIRST FLOOR AND CELLAR AND TWO(2) INTERIOR ACCESSORY PARKING GARAGE FOR 2 SPACES AS PREVIOUSLY APPROVED STRUCTURE ( SEE APPLICATION # ZP-2020-002596 FOR PREVIOUSLY APPROVED STRUCTURE.)"},{"number":"ZP-2021-004635","date":"2021-12-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"EP-2021-013851","date":"2022-02-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-30","scope":"INSTALL A 600 AMP SERVICE, (6) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (4) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SHELL SPACE AND FOUR DWELLING UNITS. INSTALL LIGHTING NORMAL AND EMERGENCY, SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72. amendment: The commercial space has been converted to a dwelling unit. See new uploaded, bubbled, and revised drawings."},{"number":"PP-2022-002712","date":"2022-03-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-01","scope":"6\" combined sewer lateral, 1.5\" Domestic water service Rough in water and waste for 4 KS, 8WC, 8 Tubs, 8 lavs, 4Laundry boxes"},{"number":"MP-2022-000358","date":"2022-04-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-10-11","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 and Group R-2, as per plans; see CP-2020-006168 for associated building permit."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"land","p":450000},{"y":2020,"k":"land","p":700000},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Parking Only"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"818946","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"NVNG REALTY LP","legalName":"NVNG REALTY LP ","address":"700 N 23RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-07-24","latestIssueDate":"2019-07-24","expirationDate":"2020-07-23","inactiveDate":"2020-09-21"},{"number":"0989694","type":"Rental","status":"Active","businessName":"700 N 23rd LLC","legalName":"700 N 23rd LLC","address":"700 N 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2025-09-25","latestIssueDate":"2025-09-25","expirationDate":"2026-09-24","inactiveDate":null}],"licenseActivity":[{"number":"0989694","type":"Rental","businessName":"700 N 23rd LLC","legalName":"700 N 23rd LLC","issuedDate":"2025-09-25","latestIssueDate":"2025-09-25","closureDate":null,"expirationDate":"2026-09-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"818946","type":"Vacant Residential Property / Lot","businessName":"NVNG REALTY LP","legalName":"NVNG REALTY LP ","issuedDate":"2019-07-24","latestIssueDate":"2019-07-24","closureDate":"2020-09-21","expirationDate":"2020-07-23","inactiveDate":"2020-09-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":5,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $802,600 to $1,027,200","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 #ZP-2021-004635: Completed · Granted; related permit ZP-2021-004635.","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":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #818946: Inactive since Sep 21, 2020","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":"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/"}]}