{"asOf":"2026-07-30T03:03:25.376Z","block":"1100-1199 S 47TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-47th-st","address":"1103 S 47TH ST","parcelNumber":"881001131","source":"https://property.phila.gov/?p=881001131","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"804","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"GOLD STAR C&J LLC","coOwner":null,"marketValue":2553400,"landAssessment":255300,"improvementAssessment":2298100,"livableArea":15800,"yearBuilt":2023,"lastSale":{"price":4975000,"date":"2023-08-15T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2023-034956","date":"2023-05-18","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"CLOSED","resolutionDate":"2023-07-26","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-07-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-099767","date":"2025-12-26","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-04-24","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=949790212&hash=3C466F25387A5EAD0F2A1185CB0C42D05C07037B1C48247407F94C3F0BDE3E66"}],"violationCases":[{"number":"CF-2023-045691","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-18","completedDate":"2023-07-26","noticeUrl":null,"violations":[{"number":"VI-2023-034956","date":"2023-05-18","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"CLOSED","resolutionDate":"2023-07-26","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-07-26","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-137013","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2025-12-26","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=949790212&hash=3C466F25387A5EAD0F2A1185CB0C42D05C07037B1C48247407F94C3F0BDE3E66","violations":[{"number":"VI-2025-099767","date":"2025-12-26","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-04-24","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=949790212&hash=3C466F25387A5EAD0F2A1185CB0C42D05C07037B1C48247407F94C3F0BDE3E66"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-045691","date":"2023-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-045691","date":"2023-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-045691","date":"2023-07-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-137013","date":"2025-12-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-137013","date":"2026-02-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-137013","date":"2026-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-137013","date":"2026-04-24","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94587125488145,"lng":-75.21331865870738,"geom":{"type":"Polygon","coordinates":[[[-75.213080426,39.945992364],[-75.213225045,39.945893396],[-75.213200916,39.945872697],[-75.213452467,39.945697527],[-75.213549268,39.945778863],[-75.213155114,39.946055028],[-75.213080426,39.945992364]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-007544","type":"Fire Alarm Certification","inspectionDate":"2024-03-07","result":"Certified","expirationDate":"2025-03-07","buildingId":"1535774"},{"number":"BC-2026-016249","type":"Fire Alarm Certification","inspectionDate":"2026-02-24","result":"Certified","expirationDate":"2027-02-24","buildingId":"1535774"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":4,"lotArea":5513,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 14, MERION STATION PA, 19066","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":64500,"taxable":64500,"land":64500,"improvement":0,"taxableLand":64500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1250900,"taxable":312725,"land":250180,"improvement":1000720,"taxableLand":250180,"taxableImprovement":62545,"exemptLand":0,"exemptImprovement":938175},{"y":2024,"v":2501800,"taxable":250180,"land":250180,"improvement":2251620,"taxableLand":250180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2251620},{"y":2025,"v":2751900,"taxable":275190,"land":275190,"improvement":2476710,"taxableLand":275190,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2476710},{"y":2026,"v":2751900,"taxable":275190,"land":275190,"improvement":2476710,"taxableLand":275190,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2476710},{"y":2027,"v":2553400,"taxable":255300,"land":255300,"improvement":2298100,"taxableLand":255300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2298100}],"taxNow":3852,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2021-002448","date":"2021-07-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-14","scope":"FOR THE ERECTION OF AN ATTACHED FOUR STORY STRUCTURE WITH ROOF ACCESS STRUCTURES FOR ACCESS TO ROOF DECK WITH THREE BALCONIES ON THE FRONT FACADE. STRUCTURE FOR USE AS VACANT COMMERCIAL AT GROUND FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANY) WITH MULTI-FAMILY HOUSEHOLD LIVING THROUGHOUT (15 DWELLING UNITS (10 BY RIGHT AND 5 USING THE MIXED INCOME BONUS)). BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE PROVIDED IN THE EXIT STAIRWAYS PER NFPA 14. 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 13 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.*** FIRE WATCH IS REQUIRED ONCE COMBUSTIBLE CONSTRUCTION IS OVER 40 FEET IN HEIGHT, A SITE SAFETY PLAN SHALL BE SUBMITED TO BUILDING INSPECTOR PRIOR TO THE START OF ANY CONSTRUCTION.*** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2022-000940","date":"2022-04-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-12","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM TO INCLUDE APPLIANCES, REGISTERS / DIFFUSERS / GRILLES, EXHAUST SYSTEMS, AND ASSOCIATED DUCTWORK THROUGHOUT A FOUR (4) STORY MIXED-USE BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-002448 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"land","p":425000},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"sale","p":4975000},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 100% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,250,900 to $2,501,800","no permit shown in 2023-2025"],"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 history also contains “OCCUPIED W/O TCO OR CO.”","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":"violations","level":"attention","title":"1 open L&I violation","finding":"2 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 24, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Feb 24, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}