{"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":"405 N SIMPSON ST","parcelNumber":"881000950","source":"https://property.phila.gov/?p=881000950","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":39.96943500939639,"lng":-75.24818740830352,"geom":{"type":"Polygon","coordinates":[[[-75.248099658,39.969459938],[-75.24800214,39.969448573],[-75.248016222,39.969379647],[-75.248373254,39.969421669],[-75.248358262,39.969490301],[-75.248099658,39.969459938]]]},"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-2021-013631","date":"2021-11-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-08","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2022-000880","date":"2022-04-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-08","scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING CONTAINING SIX (6) DWELLING UNITS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN NINE (9) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM WORK."},{"number":"FP-2022-001362","date":"2022-06-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-08","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 13. *AMEND 5-20-24; REVISE BACKFLOW PREVENTER PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"EP-2022-008804","date":"2022-09-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-30","scope":"Install 600 amp service, 6-150 amp panels with one 100 amp house panel, 7 meters, and wiring throughout six units as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"MP-2022-003092","date":"2023-01-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-08","scope":"INSTALL NEW HVAC SYSTEM FOR A MULTIFAMILY DWELLINGS (6-UNITS) AS PER APPROVED PLAN. **2018 IMC REVIEW** SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"},{"number":"PP-2021-003799","date":"2023-01-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-08","scope":"Exterior plumbing Curb trap, Fai and house drain,1,5 inch water service Interior plumbing 14 WC,14 TUBS, 14 LAVATORIES,6 KS,6 LL,6 WH"}],"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":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"435424","type":"Rental","status":"Inactive","businessName":"HABANA HOLDINGS CORP","legalName":"HABANA HOLDINGS CORP","address":"405 N SIMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-02-12","latestIssueDate":"2008-02-12","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"0980483","type":"Rental","status":"Active","businessName":"MODERN WEST LOFTS LLC","legalName":"MODERN WEST LOFTS LLC","address":"405 N SIMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2025-06-02","latestIssueDate":"2026-06-01","expirationDate":"2027-06-01","inactiveDate":null}],"licenseActivity":[{"number":"0980483","type":"Rental","businessName":"MODERN WEST LOFTS LLC","legalName":"MODERN WEST LOFTS LLC","issuedDate":"2025-06-02","latestIssueDate":"2026-06-01","closureDate":null,"expirationDate":"2027-06-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"435424","type":"Rental","businessName":"HABANA HOLDINGS CORP","legalName":"HABANA HOLDINGS CORP","issuedDate":"2008-02-12","latestIssueDate":"2008-02-12","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":"4 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":"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/"}]}