{"asOf":"2026-07-23T18:34:01.001Z","block":"0-99 E PASTORIUS ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-e-pastorius-st","address":"77 E PASTORIUS ST","parcelNumber":"881000753","source":"https://property.phila.gov/?p=881000753","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":"DAVID E ENTERPRISES LLC","coOwner":null,"marketValue":1052600,"landAssessment":105200,"improvementAssessment":947400,"livableArea":9120,"yearBuilt":2023,"lastSale":{"price":9000,"date":"2019-01-17T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04334646430196,"lng":-75.17800390255489,"geom":{"type":"Polygon","coordinates":[[[-75.177865669,40.043329672],[-75.177854753,40.043322722],[-75.177942112,40.043239049],[-75.178153122,40.043366928],[-75.178062553,40.043455059],[-75.177865669,40.043329672]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":4,"lotArea":3000,"zoning":"RSA3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"5015 KNOX ST, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2023-08-31","number":"HA-2023-001931","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":52800,"taxable":52800,"land":52800,"improvement":0,"taxableLand":52800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1266600,"taxable":353017,"land":112600,"improvement":1154000,"taxableLand":112600,"taxableImprovement":240417,"exemptLand":0,"exemptImprovement":913583},{"y":2027,"v":1052600,"taxable":397315,"land":105200,"improvement":947400,"taxableLand":105200,"taxableImprovement":292115,"exemptLand":0,"exemptImprovement":655285}],"taxNow":4942,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"SP-2020-000453","date":"2020-11-25","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2023-11-13","scope":"FOR THE CONSTRUCTION OF CONCRETE FOUNDATION SYSTEM FOR FUTURE FOUR (4) STORY ABOVE GRADE PLANE BUILDING AS PER APPROVED PLANS. SEPARATE APPROVAL FROM STREETS DEPT. REQUIRED FOR ANY POSSIBLE STREET OR SIDEWALK CLOSURE."},{"number":"ZP-2022-001405","date":"2022-03-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A ZONING ADMINISTRATIVE REVIEW APPROVAL OF AP#1006392 (CAL#38816) TO REMOVE THE PROPOSED ROOF DECK AND ROOF ACCESS STRUCTURE, NO OTHER CHANGES."},{"number":"CP-2020-002805","date":"2022-04-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-11-13","scope":"FOR THE ERECTION OF AN FOUR (4) STORY ATTACHED STRUCTURE OF TYPE VA CONSTRUCTION AS PER PLANS. FOR A GARAGE WITH THREE PARKING SPACES ON THE GROUND FLOOR AND SIX (6) DWELLING UNITS ABOVE."},{"number":"EP-2022-003491","date":"2022-04-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-30","scope":"Install a Temporary 100amp work site service as per 2017 nec"},{"number":"FP-2022-001291","date":"2022-06-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-10-04","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM AS PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 THROUGHOUT A FOUR (4) STORY MULTI-FAMILY DWELLING WITH 1ST FLOOR INTERIOR PARKING GARAGE TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO-AND-A-HALF (2 1/2) INCH BACKFLOW PREVENTION DEVICE. CLASS I MANUAL WET STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-002805 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2022-013496","date":"2022-09-15","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-25","scope":"Rough in"},{"number":"PP-2022-013497","date":"2022-09-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-09","scope":"1 1/2” water distribution, main drain, fresh air inlet, curb trap"},{"number":"EP-2022-006914","date":"2022-09-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-24","scope":"Install New 400amp Service With 7 meters Complete Electrical Wiring Of 6 Unit Apt Bldg With All New Outlets, Switches, LED Lighting And 110v interconnected Smoke/CO alarms. Install RESCUE ASSISTANCE SYSTEM. Install Complete New Fire Alarm System w/ low frequency sound in all living rms and bedrooms, tamper switches, flow switches, elevator recall. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2022-004429","date":"2022-09-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-09-18","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING GAS FURNACE, CONDENSERS, REGISTERS, DIFFUSERS AND ASSOCIATED DUCTWORK AS PER PLANS."},{"number":"PP-2022-013495","date":"2023-08-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-26","scope":"INSTALL 6 HOT WATER HEATERS, 1 AREA DRAIN, 2 ROOF DRAINS, 1 SUMP PUMP, 12 WATER CLOSETS, 12 LAVATORIES, 12 SHOWER/TUBS, 1 BACKFLOW PREVENTER, 12 HUB DRAINS, 6 DISHWASHERS, 6 KITCHEN SINKS AND 6 WASHING MACHINE BOXES ACCORDING TO THE 2018 PPC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Foundation"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"936535","type":"Rental","status":"Active","businessName":"DAVID E ENTERPRISE LLC (DAVID E ENTERPRISE LLC)","legalName":"DAVID E ENTERPRISE LLC","address":"77 E PASTORIUS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-10-26","latestIssueDate":"2025-10-17","expirationDate":"2026-10-25","inactiveDate":null}],"licenseActivity":[{"number":"936535","type":"Rental","businessName":"DAVID E ENTERPRISE LLC (DAVID E ENTERPRISE LLC)","legalName":"DAVID E ENTERPRISE LLC","issuedDate":"2023-10-26","latestIssueDate":"2025-10-17","closureDate":null,"expirationDate":"2026-10-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":6,"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":["1 permit event since 2023","1 zoning/board appeal 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 2299% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $52,800 to $1,266,600","no permit shown in 2025-2027"],"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":"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":"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/"}]}