{"asOf":"2026-07-27T05:15:28.405Z","block":"1600-1699 N 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-n-11th-st","address":"1600-10 N 11TH ST","parcelNumber":"881000596","source":"https://property.phila.gov/?p=881000596","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RE","buildingCodeNew":"804","buildingClass":"PD PKG LOT COMMERCIAL","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"1600 N 11TH ST CRCP LLC","coOwner":null,"marketValue":33740500,"landAssessment":3374000,"improvementAssessment":30366500,"livableArea":73350,"yearBuilt":2025,"lastSale":{"price":null,"date":"2021-01-21T05:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2025-097180","date":"2025-12-15","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-01-27","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-013116","date":"2026-03-09","code":"A-301.1/1","title":"NEW STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-133882","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-12-15","completedDate":null,"violations":[{"number":"VI-2025-097180","date":"2025-12-15","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-01-27","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-020746","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-09","completedDate":null,"violations":[{"number":"VI-2026-013116","date":"2026-03-09","code":"A-301.1/1","title":"NEW STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-133882","date":"2025-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133882","date":"2026-01-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-020746","date":"2026-03-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-020746","date":"2026-04-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-020746","date":"2026-07-13","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97730293643467,"lng":-75.15314873864575,"geom":{"type":"Polygon","coordinates":[[[-75.152951415,39.976666099],[-75.153601519,39.976749497],[-75.153343702,39.977939647],[-75.152698149,39.977859736],[-75.152951415,39.976666099]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":2,"lotArea":75947,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"3 ALLISON DRIVE, MADISON CT, 06443","mailOut":true,"appeals":[{"type":"ZBA Appeal Against L&I","grounds":"Appeal against L&I for the Issuance of Zp-2020-001575","status":"In Process","outcome":"Withdrawn","date":"2022-11-23","number":"HA-2022-002520","relatedPermit":"ZP-2020-001575"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":290000,"taxable":290000,"land":290000,"improvement":0,"taxableLand":290000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":12150000,"taxable":12150000,"land":1215000,"improvement":10935000,"taxableLand":1215000,"taxableImprovement":10935000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":12150000,"taxable":12150000,"land":1215000,"improvement":10935000,"taxableLand":1215000,"taxableImprovement":10935000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":33740500,"taxable":33740500,"land":3374000,"improvement":30366500,"taxableLand":3374000,"taxableImprovement":30366500,"exemptLand":0,"exemptImprovement":0}],"taxNow":170076,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GP-2021-004508","date":"2021-06-10","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-12-15","scope":"TANK REMOVAL PERMIT - REMOVAL OF ONE (1) 500-GALLON AND ONE (1) 2500-GALLON FUEL OIL UNDERGROUND STORAGE TANK (UST) REMOVE ANY PETROLEUM PRODUCT/WATER FROM TANK, CLEAN TANK, CONDUCT A CONFIRMATORY SOIL SAMPLING OF SURROUNDING SOIL. CONTINGENCY PLAN IN PLACE IN THE CASE CONTAMINATED SOILS DISCOVERED AND BACKFILL. ALL WORK COMPLETED IN ACCORDANCE WITH PADEP UST REMOVAL GUIDELINES. PROVIDE THE CITY OF PHILADELPHIA WITH A TANK CLOSURE REPORT. Separate Streets Department permit required for sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2020-001575","date":"2022-05-04","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TWO SEPARATE STRUCTURE(NTE 38') ON THE SAME LOT. SIZES AND LOACTION AS SHOWN IN PLAN"},{"number":"SP-2022-000137","date":"2022-08-29","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2026-04-24","scope":"FOR ERECTION OF FOUNDATIONS ONLY AS PER APPROVED PLANS. SEPARATE BUILDING PERMIT REQUIRED FOR STRUCTURE."},{"number":"CP-2023-000404","date":"2023-05-26","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-03-09","scope":"FOR THE ERECTION OF A THREE (3) STORY MODULAR STRUCTURE (BUILDING 2) WITH GREEN ROOF. FOR USE AS 160 DWELLING UNITS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC** SEE SP-2022-000137 FOR FOUNDATIONS & CP-2022-4149 FOR BUILDING 1. AMENDMENT ON 6/2/23 TO CHANGE COST OF WORK."},{"number":"CP-2022-004149","date":"2023-06-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-03-09","scope":"FOR THE ERECTION OF A THREE (3) STORY MODULAR STRUCTURE (BUILDING 1) WITH GREEN ROOF. FOR USE AS 160 DWELLING UNITS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC** SEE SP-2022-000137 FOR FOUNDATIONS & CP-2023-404 FOR BUILDING 2. AMENDMENT 6/2/23 TO CHANGE COST OF WORK."},{"number":"SP-2024-000046","date":"2024-03-04","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2026-04-24","scope":"FOR SITEWORK AND INSTALLATION OF SITE UTILITIES PER APPROVED PLANS."},{"number":"PP-2024-002110","date":"2024-03-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-04-24","scope":"Plumbing Permit for combo SP-2024-000046"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Tank Install/Removal"},{"y":2022,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2022,"k":"permit","w":"Foundation"},{"y":2022,"k":"appeal","w":"Appeal withdrawn"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["4 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 178% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $12,150,000 to $33,740,500","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":"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":"5 permits not marked completed: SP-2022-000137 (Expired), CP-2023-000404 (Expired), CP-2022-004149 (Expired), SP-2024-000046 (Expired), PP-2024-002110 (Expired). 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":"violations","level":"attention","title":"1 open L&I violation","finding":"2 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 13, 2026.","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":"2 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":"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/"}]}