{"asOf":"2026-07-25T16:29:59.606Z","block":"5300-5399 WHITBY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5300-5399-whitby-ave","address":"5310 WHITBY AVE","parcelNumber":"881000955","source":"https://property.phila.gov/?p=881000955","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"804","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"S I HOLDINGS TOO LLC","coOwner":null,"marketValue":2305400,"landAssessment":230500,"improvementAssessment":2074900,"livableArea":11220,"yearBuilt":2024,"lastSale":{"price":null,"date":"2020-12-08T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.945409866510495,"lng":-75.22900373506968,"geom":{"type":"Polygon","coordinates":[[[-75.229017052,39.945549256],[-75.228824564,39.945387151],[-75.228990418,39.945270477],[-75.229182907,39.945432582],[-75.229017052,39.945549256]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":5040,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"5020 PENTRIDGE ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1425100,"taxable":1425100,"land":178100,"improvement":1247000,"taxableLand":178100,"taxableImprovement":1247000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1781400,"taxable":178100,"land":178100,"improvement":1603300,"taxableLand":178100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1603300},{"y":2027,"v":2305400,"taxable":230500,"land":230500,"improvement":2074900,"taxableLand":230500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2074900}],"taxNow":2493,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-005571","date":"2020-10-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-03-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2020-005715","date":"2021-01-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-10","scope":"AMENDMENT: FOR THE AMENDMENT OF CP-2020-005715 TO DOCUMENT CHANGES TO THE FOLLOWING: BASEMENT LAYOUT, EXTERIOR FINISHES, FLOOR/ROOF ASSEMBLIIES AND CHANGE IN BASEMENT ELEVATION AS REFERENCED PER AMENDED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. ORIGINAL: FOR THE ERECTION OF A THREE STORY ATTACHED STRUCTURE FOR USE AS THE FOLLOWING: FOR USE AS VACANT COMMERCIAL SPACE (SEPARATE USE REGISTRATION/ FIT-OUT PERMIT REQUIRED) AND SIXTEEN (16) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING) WITH SIX (6) ACCESSORY CLASS 1A BICYCLE PARKING SPACES LOCATED ON AN ACCESSIBLE ROUTE. **MIXED INCOME HOUSING [14-702(7)] AND GREEN ROOF [14-602(7)] BONUSES APPLIED FOR DWELLING UNIT INCREASE.** BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13(COMMERCIAL USE)/13R (RESIDENTIAL USE). 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 10 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 PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2022-015133","date":"2023-01-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-10","scope":"17 toilets 17 lavs 16 tubs 16 kitchen sinks 17 hot water heaters 1 mop sink 17 flr drains 16 laundry boxes 1 sewer ejector 1 sump pump 5\" Curb Trap/FAi 2' water distribution"},{"number":"FP-2022-002610","date":"2023-08-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-07","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 within the basement and first floor & NFPA 13R within the 2nd-3rd floors (using a new, four (4) inch fire service line as per PWD Utility Plan dated 11/14/2022, and a new, four (4) inch backflow prevention device located within the basement), throughout a new three (3) story attached structure to be used as Vacant Commercial Space at first floor and Group R-2 (Sixteen (16) Dwelling Units) at the basement through 3rd floors, as per plans and hydraulic calculations; see CP-2020-005715 for building permit."},{"number":"ZP-2024-001788","date":"2024-03-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"MP-2024-000992","date":"2024-04-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-10","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2024-001969","date":"2024-05-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-10","scope":"Wiring apartments and a commercial space. Install outlets, switches, lights, hard-wired smokes, electrical panels for each apartment as it shows on plans and 1600 amp service as it shows on plans as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"CP-2024-000726","date":"2024-05-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-10","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS AN OFFICE (BUSINESS OCCUPANCY), ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"land","p":15373.21},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"0975944","type":"Rental","status":"Active","businessName":"SI Holdings Too LLC","legalName":"SI Holdings Too LLC","address":"5310 WHITBY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2025-04-10","latestIssueDate":"2026-05-27","expirationDate":"2027-04-09","inactiveDate":null}],"licenseActivity":[{"number":"0975944","type":"Rental","businessName":"SI Holdings Too LLC","legalName":"SI Holdings Too LLC","issuedDate":"2025-04-10","latestIssueDate":"2026-05-27","closureDate":null,"expirationDate":"2027-04-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":16,"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":["6 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":"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":"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":"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/"}]}