{"asOf":"2026-07-31T01:01:02.333Z","block":"5500-5599 MARKET ST","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-market-st","address":"5521-23 MARKET ST","parcelNumber":"881000984","source":"https://property.phila.gov/?p=881000984","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"MARKET PHILLY LLC","coOwner":null,"marketValue":684500,"landAssessment":136900,"improvementAssessment":547600,"livableArea":25578,"yearBuilt":1940,"lastSale":{"price":830000,"date":"2021-08-10T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96114157892302,"lng":-75.23184383504923,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":6,"lotArea":4633,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"140 REMSEN ST 2ND FL, BROOKLYN NY, 11201","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE ONE(1) PARCEL \"PARCEL C\" FROM TWO(2) OPA ACCOUNTS ( 5521-23 MARKET ST  5527 MARKET ST  TOGETHER WITH  A PORTION OF 9-17 N 56TH STREET TO CREATE A ZONING LOT))\n\n\"PARCEL C\" : FOR THE ERECTION OF ONE(1) ","status":"In Process","outcome":"Withdrawn","date":"2020-08-13","number":"37210","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":684500,"taxable":684500,"land":136900,"improvement":547600,"taxableLand":136900,"taxableImprovement":547600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":684500,"taxable":684500,"land":136900,"improvement":547600,"taxableLand":136900,"taxableImprovement":547600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":684500,"taxable":684500,"land":136900,"improvement":547600,"taxableLand":136900,"taxableImprovement":547600,"exemptLand":0,"exemptImprovement":0}],"taxNow":9582,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-010321","date":"2021-11-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"GM-2022-000175","date":"2022-03-28","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-03-10","scope":"Removing interior non-baring partitions in an existing building AS PER EZ INTERIOR STANDARD"},{"number":"CP-2021-009303","date":"2022-03-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"ALTERATION WITHIN AN EXISTING 6-STORY STRUCTURE FOR USE AS VACANT COMMERCIAL SPACE ON A PORTION OF THE FIRST FLOOR (USE REGISTRATION AND CO REQUIRED PRIOR TO OCCUPANCY) AND FOR FIFTY-EIGHT (58) DWELLING UNITS FROM ABOVE. ALL WORK TO BE DONE PER APPROVED PLAN. AMENDMENT (1/10/2023) TO REVISE LAYOUT TO ADD A CLOSET IN THE COMMON AREA, RELOCATE ACCESSIBLE UNITS, ADD EGREE WELL AND UPDATE KITCHEN AS PER REVISED PLANS."},{"number":"MP-2023-001535","date":"2023-04-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"For installation of HVAC system to serve the apartment building as per approved plans."},{"number":"PP-2023-006041","date":"2023-09-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 58 WATER CLOSETS, 58 LAVATORIES, 58 SHOWER/TUBS, 58 KITCHEN SINKS, 36 DISHWASHERS, 1 BOOSTER PUMP, 1 BACKFLOW PREVENTER, 3 HOT WATER HEATERS, 4 WASHING MACHINE BOXES, 2 FLOOR DRAINS AND 1 SUMP PUMP ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-004812","date":"2023-11-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Wire 58 apt and 2 commercial spaces with lights, outlets, switches, and CO/smoke alarms. Install 1600 amp service with 61 meters as per 2017 NEC. ***NOT APPROVED FOR FIRE ALARM***"},{"number":"FP-2023-002156","date":"2023-12-18","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 6\" MAIN FIRE SERVICE LINE WITH 6\" AMES LFCOLT300GV BACKFLOW PREVENTION ASSEMBLY, PEERLESS FIREPUMP TO INCLUDE THE INSTALLATION OF TWO STANDPIPES IN EXIT STAIRWAYS, STANDPIPES TO BE INTERCONNECTED PER NFPA 14. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2024-001644","date":"2024-02-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REPAIR/REPLACE SANITARY AND STORM MD, CT, FAI & 4\" WDP."},{"number":"EP-2026-004603","date":"2026-06-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Furnish and install a complete fire alarm system for a six-story mixed-use building. Work includes installation of the fire alarm control panel (FACP), remote annunciator(s), initiating devices, notification appliances, control modules, monitoring equipment, and all associated wiring and raceways. All work to be perform according to the 2017 NEC, 2016 NFPA 72 and per approved plans."}],"storyTag":"New construction","storyDelta":1.15,"timeline":[{"y":2013,"k":"sale","p":302500},{"y":2017,"k":"sale","p":650000},{"y":2020,"k":"appeal","w":"Appeal withdrawn"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"7 permits not marked completed: CP-2021-009303 (Issued), MP-2023-001535 (Issued), PP-2023-006041 (Issued), EP-2023-004812 (Issued), FP-2023-002156 (Issued).","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":"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":"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":"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/"}]}