{"asOf":"2026-07-24T22:31:07.062Z","block":"4400-4499 GRISCOM ST","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-griscom-st","address":"4452 GRISCOM ST","parcelNumber":"881001087","source":"https://property.phila.gov/?p=881001087","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":"CSB VENTURES LLC","coOwner":null,"marketValue":1209200,"landAssessment":120900,"improvementAssessment":1088300,"livableArea":6480,"yearBuilt":2026,"lastSale":{"price":40000,"date":"2023-10-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-039659","date":"2024-05-20","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-009934","date":"2026-02-20","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-03-25","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2024-048299","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-20","completedDate":"2024-06-06","violations":[{"number":"VI-2024-039659","date":"2024-05-20","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-015621","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2026-02-20","completedDate":"2026-03-25","violations":[{"number":"VI-2026-009934","date":"2026-02-20","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-03-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2024,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-048299","date":"2024-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-048299","date":"2024-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-015621","date":"2026-02-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-015621","date":"2026-03-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":2,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01410898075404,"lng":-75.08778763592936,"geom":{"type":"Polygon","coordinates":[[[-75.087868613,40.014186684],[-75.08759145,40.014036609],[-75.087633442,40.013991206],[-75.087983844,40.014181666],[-75.087942417,40.014227115],[-75.087868613,40.014186684]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":4,"lotArea":2487,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"701 CATHEDRAL RD 45-1471, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":40800,"taxable":40800,"land":40800,"improvement":0,"taxableLand":40800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1155000,"taxable":115500,"land":115500,"improvement":1039500,"taxableLand":115500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1039500},{"y":2027,"v":1209200,"taxable":755742,"land":120900,"improvement":1088300,"taxableLand":120900,"taxableImprovement":634842,"exemptLand":0,"exemptImprovement":453458}],"taxNow":1617,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2024-000800","date":"2024-03-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-04-20","scope":"FOR THE ERECTION OF AN ATTACHED FOUR (4) STORY STRUCTURE WITH A ROOF ACCESS FOR MAINTENANCE ONLY (NO ROOF DECK ON ROOF); FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (TOTAL NINE (9) DWELLING UNITS, INCLUDING LOW-INCOME BONUS ADDITIONAL ONE (1) UNIT) AND ADDITIONAL BUILDING HEIGHT (FORTY-THREE (43) FT. HIGH). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN. AMENDMENT #1: AMEND TO REMOVE THE PILOTHOUSE AND MAKE CHANGES TO THE BUILDING FOOTPRINT, NOT EXCEEDING 10% OF THE ORIGINAL APPROVAL, AS PER THE AMENDED ZONING PLAN."},{"number":"CP-2024-002723","date":"2024-11-25","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-20","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING FOR USE AS A NINE (9) FAMILY DWELLING AS PER APPROVED PLANS. AFFORDABLE UNITS PROVIDED FOR MIXED INCOME HOUSING ZONING BONUS. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK**"},{"number":"SP-2024-001118","date":"2025-03-03","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-04-20","scope":"Site / Utility Permit for CP-2024-002723"},{"number":"PP-2025-003301","date":"2025-03-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-20","scope":"installing 64 fixtures 9 hot water heaters 13 lavs 13 toilets 9 shower/tubs 9 kitchen sinks 9 washer machines"},{"number":"EP-2025-003800","date":"2025-05-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-20","scope":"INSTALL 800 AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, SMOKE ALARMS, GROUNDING, EMERGENCY LIGHTS, AND EXIT SIGNS AS PER 2017 NEC. INSTALL FIRE ALARM SYSTEM AS PER 2016 NFPA 72."},{"number":"FP-2025-000761","date":"2025-06-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-20","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY STRUCTURE IN ACCORDANCE WITH NFPA 13 TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. CLASS 1 MANUAL WET STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2024-002723 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2025-008550","date":"2025-07-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-24","scope":"Installation of a 2\" Domestic Water Service Connection, 6\" Sanitary Service Connection, 6\" Stormwater Service Connection, FAI."},{"number":"MP-2025-002387","date":"2025-08-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-20","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"1005912","type":"Rental","status":"Active","businessName":"CSB VENTURES LLC","legalName":"CSB VENTURES LLC","address":"4452 GRISCOM ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2026-04-27","latestIssueDate":"2026-04-27","expirationDate":"2027-04-26","inactiveDate":null}],"licenseActivity":[{"number":"1005912","type":"Rental","businessName":"CSB VENTURES LLC","legalName":"CSB VENTURES LLC","issuedDate":"2026-04-27","latestIssueDate":"2026-04-27","closureDate":null,"expirationDate":"2027-04-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":9,"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":["8 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}