{"asOf":"2026-07-27T19:49:58.821Z","block":"3600-3699 SEARS ST","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-sears-st","address":"3615 SEARS ST","parcelNumber":"881000532","source":"https://property.phila.gov/?p=881000532","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":"ELYSIUM INVESTMENT GROUP LLC","coOwner":null,"marketValue":1743700,"landAssessment":174300,"improvementAssessment":1569400,"livableArea":7968,"yearBuilt":2025,"lastSale":{"price":1,"date":"2023-12-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-074942","date":"2021-10-23","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-033300","date":"2024-05-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-05-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-033299","date":"2024-05-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-05-30","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-103980","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-23","completedDate":"2021-12-14","violations":[{"number":"VI-2021-074942","date":"2021-10-23","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-040881","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-06","completedDate":"2024-06-05","violations":[{"number":"VI-2024-033300","date":"2024-05-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-05-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-033299","date":"2024-05-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-05-30","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-103980","date":"2021-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-103980","date":"2021-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-040881","date":"2024-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-040881","date":"2024-06-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.938707287303906,"lng":-75.20232203804449,"geom":{"type":"Polygon","coordinates":[[[-75.202200332,39.93861413],[-75.202488841,39.938676181],[-75.202443744,39.938800444],[-75.202155235,39.938738394],[-75.202200332,39.93861413]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":3948,"zoning":"RM1","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"8 SHADY PINES DR, WARMINSTER PA, 18974","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":500000,"taxable":500000,"land":500000,"improvement":0,"taxableLand":500000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":700000,"taxable":146400,"land":146400,"improvement":553600,"taxableLand":146400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":553600},{"y":2026,"v":1464000,"taxable":234240,"land":146400,"improvement":1317600,"taxableLand":146400,"taxableImprovement":87840,"exemptLand":0,"exemptImprovement":1229760},{"y":2027,"v":1743700,"taxable":435867,"land":174300,"improvement":1569400,"taxableLand":174300,"taxableImprovement":261567,"exemptLand":0,"exemptImprovement":1307833}],"taxNow":3279,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1046268","date":"2020-05-29","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-12-19","scope":"NEW SINGLE FAMILY DWELLING W/CELLAR, PILOT HOUSE AND ROOF DECK"},{"number":"ZP-2023-011196","date":"2023-10-26","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-21","scope":"FOR LOT ADJUSTMENT TO CREATE ONE (1) LOT (PARCEL A) FROM SIX (6) EXISTING LOTS (3611-3621 SEARS ST). SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"ZP-2023-012142","date":"2023-11-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-04-22","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH BALCONIES, AND PILOT HOUSE FOR MAINTENANCE USE ONLY. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"SP-2024-000397","date":"2024-04-10","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-04-17","scope":"Site / Utility Permit for CP-2024-000009"},{"number":"CP-2024-000009","date":"2024-04-12","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-22","scope":"FOR THE ERECTION OF AN ATTACHED, THREE (3) STORY STRUCTURE OF TYPE VB CONSTRUCTION AS PER PLANS. FOR ELEVEN (11) DWELLING UNITS WITH LAYOUT AS SHOWN. BUILDING MUST BE PROTECTED WITH A NFPA 13R SPRINKLER SYSTEM. A SEPARATE PERMIT IS REQUIRED WITH ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. FULL SIDEWALK CLOSURE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK."},{"number":"PP-2024-008913","date":"2024-06-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-21","scope":"install 8\" sanitary , 6\" storm , 2\" domestic water service, 4\" vent, 5\" house drain."},{"number":"FP-2024-001139","date":"2024-07-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-22","scope":"FOR THE INSTALLATION OF A TWO-INCH FIRE SERVICE LINE, TWO-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13R."},{"number":"MP-2024-003926","date":"2024-09-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-17","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE APARTMENT BUILDING AS PER APPROVED PLANS."},{"number":"EP-2024-005014","date":"2024-09-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-09","scope":"Install 1000a, 1ph, 120/240v main service, Install 12 gang meter module. Install all wiring throughout 11 unit apartment building & common areas. Install fire alarm system . Install cable tv wiring . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2024-014275","date":"2024-11-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-17","scope":"New Construction Drains will be done in PVC Water will be done in Pex 11 washer boxes will be installed total in this building 11 water tanks will be installed total in this building 16 tubs will be installed - should this be tub/shower 16 toilets will be installed total in this building 13 floor drains will be installed in this building 4 ejector pumps will be installed in this building 1 wall hydrants will be installed in this building 16 lav will be installed in this building 98 FIXTURES"},{"number":"PP-2026-004911","date":"2026-04-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL/REPLACE 2\" BACKFLOW DEVICE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"417665","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"ANTHONY J GORA","legalName":"ANTHONY J GORA","address":"3615 SEARS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-07-19","latestIssueDate":"2016-03-19","expirationDate":"2017-02-28","inactiveDate":null},{"number":"0977702","type":"Rental","status":"Active","businessName":"Elysium Investment Group LLC","legalName":"Elysium Investment Group LLC","address":"3615 SEARS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":11,"issuedDate":"2025-05-01","latestIssueDate":"2026-04-30","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"0977702","type":"Rental","businessName":"Elysium Investment Group LLC","legalName":"Elysium Investment Group LLC","issuedDate":"2025-05-01","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"417665","type":"Vacant Residential Property / Lot","businessName":"ANTHONY J GORA","legalName":"ANTHONY J GORA","issuedDate":"2007-07-19","latestIssueDate":"2016-03-19","closureDate":"2017-02-28","expirationDate":"2017-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","units":11,"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":["10 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 1046268 (Expired), PP-2026-004911 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"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 (8 SHADY PINES DR, WARMINSTER PA, 18974).","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":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 5, 2024.","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":"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 #417665: Closed","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 2 cases.","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/"}],"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/"}]}