{"asOf":"2026-07-23T21:03:57.682Z","block":"400-499 N SIMPSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-simpson-st","address":"403 N SIMPSON ST","parcelNumber":"881000733","source":"https://property.phila.gov/?p=881000733","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":"MODERN WEST LOFTS LLC","coOwner":null,"marketValue":1017400,"landAssessment":101700,"improvementAssessment":915700,"livableArea":6075,"yearBuilt":2024,"lastSale":{"price":1,"date":"2022-09-13T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96936635290483,"lng":-75.24820194126202,"geom":{"type":"Polygon","coordinates":[[[-75.248016222,39.969379647],[-75.24803057,39.969311485],[-75.248386688,39.96935273],[-75.248373254,39.969421669],[-75.248016222,39.969379647]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":3,"lotArea":2500,"zoning":"RM1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"290 ANDREWS RD, FEASTERVILLE TREVOSE PA, 19053","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":500200,"taxable":244000,"land":61000,"improvement":439200,"taxableLand":61000,"taxableImprovement":183000,"exemptLand":0,"exemptImprovement":256200},{"y":2026,"v":610000,"taxable":93025,"land":61000,"improvement":549000,"taxableLand":61000,"taxableImprovement":32025,"exemptLand":0,"exemptImprovement":516975},{"y":2027,"v":1017400,"taxable":246686,"land":101700,"improvement":915700,"taxableLand":101700,"taxableImprovement":144986,"exemptLand":0,"exemptImprovement":770714}],"taxNow":1302,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-013628","date":"2021-11-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2022-000878","date":"2022-04-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-19","scope":"FOR THE NEW CONSTRUCTION OF THREE (3) STORY ATTACHED TYPE VB BUILDING WITH A BASEMENT FOR THE USE AS MULTI-FAMILY (6 UNITS) DWELLINGS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE PHILADELPHIA BUILDING CODE. ***UNDERPINNING IS REQUIRED ***"},{"number":"FP-2022-001318","date":"2022-06-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-19","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2.\" DCV AMES 2000B BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. **AMENDED AS OF 5/9/2024 TO PROVIDE A 2\" DCV WILKINS BACKFLOW PREVENTION SYSTEM AS PER APPROVED PLANS**"},{"number":"MP-2022-003091","date":"2022-08-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-19","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR A NEW CONSTRUCTION MULTI-FAMILY DWELLING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"EP-2022-008809","date":"2022-09-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-30","scope":"INSTALL A 600 AMP SERVICE, (7) GANG METER BANK, (6) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER, INSTALL WIRING THROUGHOUT THE COMMON AREAS & SIX DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES AND SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2022-013079","date":"2023-04-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-19","scope":"INSTALL 1-1/2 INCH WATER SERVICE, 1 HOUSE DRAIN, 1 CURB TRAP, 1 FAI, 14 WATER CLOSETS, 14 LAVATORIES, 14 SHOWER/TUBS, 6 KITCHEN SINKS, 6 WASHING MACHINE BOXES, 6 HUB DRAINS, 6 HOT WATER HEATERS, 5 ROOF DRAINS, 4 AREA DRAINS, 1 BACKFLOW PREVENTER AND 7 BACKWATER VALVES ACCORDING TO THE 2018 PPC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"land","p":19000},{"y":2021,"k":"land","p":125000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"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"},{"y":2023,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"436551","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SCOTT MENDELSOHN (AGNT - HABANA HOLDING CORP)","legalName":"SCOTT MENDELSOHN","address":"403 N SIMPSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-02-25","latestIssueDate":"2008-02-25","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"0980839","type":"Rental","status":"Active","businessName":"Modern West Loft LLC","legalName":"Modern West Loft LLC","address":"403 N SIMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2025-06-05","latestIssueDate":"2026-06-01","expirationDate":"2027-06-04","inactiveDate":null}],"licenseActivity":[{"number":"0980839","type":"Rental","businessName":"Modern West Loft LLC","legalName":"Modern West Loft LLC","issuedDate":"2025-06-05","latestIssueDate":"2026-06-01","closureDate":null,"expirationDate":"2027-06-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"436551","type":"Vacant Residential Property / Lot","businessName":"SCOTT MENDELSOHN (AGNT - HABANA HOLDING CORP)","legalName":"SCOTT MENDELSOHN","issuedDate":"2008-02-25","latestIssueDate":"2008-02-25","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 67% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $610,000 to $1,017,400","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":"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 (290 ANDREWS RD, FEASTERVILLE TREVOSE PA, 19053).","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":"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 #436551: Inactive since Dec 22, 2012","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/"}]}