{"asOf":"2026-07-27T23:14:07.110Z","block":"6100-6199 E WISTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/6100-6199-e-wister-st","address":"6116 E WISTER ST","parcelNumber":"881001190","source":"https://property.phila.gov/?p=881001190","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":"RAM PHILA COMMUNITY 11 LLC","coOwner":null,"marketValue":539800,"landAssessment":53900,"improvementAssessment":485900,"livableArea":4500,"yearBuilt":2025,"lastSale":{"price":22370,"date":"2022-09-26T04:00:00Z"},"openViolations":10,"violations":[{"number":"VI-2026-001814","date":"2026-01-09","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001815","date":"2026-01-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001816","date":"2026-01-09","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001817","date":"2026-01-09","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001818","date":"2026-01-09","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001819","date":"2026-01-09","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001820","date":"2026-01-09","code":"F-1031.4","title":"EXIT SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001821","date":"2026-01-09","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001822","date":"2026-01-09","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-011906","date":"2026-03-03","code":"10-710","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2026-002780","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-09","completedDate":null,"violations":[{"number":"VI-2026-001814","date":"2026-01-09","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001815","date":"2026-01-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001816","date":"2026-01-09","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001817","date":"2026-01-09","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001818","date":"2026-01-09","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001819","date":"2026-01-09","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001820","date":"2026-01-09","code":"F-1031.4","title":"EXIT SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001821","date":"2026-01-09","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-001822","date":"2026-01-09","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-018970","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"IN VIOLATION","createdDate":"2026-03-03","completedDate":null,"violations":[{"number":"VI-2026-011906","date":"2026-03-03","code":"10-710","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2026,"n":10,"worst":null}],"investigations":[{"caseNumber":"CF-2026-002780","date":"2026-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-018970","date":"2026-03-03","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.046954436299565,"lng":-75.15836750320997,"geom":{"type":"Polygon","coordinates":[[[-75.158190909,40.046920189],[-75.158547653,40.046933849],[-75.158544097,40.046988683],[-75.158187354,40.046975024],[-75.158190909,40.046920189]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":null,"baths":null,"stories":3,"lotArea":2000,"zoning":"CMX2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"0","intCond":"0","garage":null,"homestead":false,"mail":"1635 MARKET ST STE 1600, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the removal of the commercial space on first floor and to increase the number of dwelling units from four (4) to five (5) in a previously approved structure.","status":"Completed","outcome":"Granted","date":"2024-04-02","number":"ZP-2023-008612","relatedPermit":"ZP-2023-008612"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":584100,"taxable":93447,"land":58400,"improvement":525700,"taxableLand":58400,"taxableImprovement":35047,"exemptLand":0,"exemptImprovement":490653},{"y":2027,"v":539800,"taxable":134883,"land":53900,"improvement":485900,"taxableLand":53900,"taxableImprovement":80983,"exemptLand":0,"exemptImprovement":404917}],"taxNow":1308,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-004545","date":"2023-06-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2023-008612","date":"2024-02-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-001311","date":"2024-06-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-28","scope":"AMENDMENT APPROVED AS OF 7/9/2024: AMEND ORIGINAL PERMIT TO CORRECT THE ADDRESS IN THE TITLE BLOCK OF ARCHITECTURAL PLAN. FOR THE ERECTION OF AN ATTACHED STRUCTURE. STRUCTURE FOR USE AS VACANT COMMERCIAL ON THE FIRST FLOOR WITH 4 UNITS ABOVE (SEPARATE USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY OF THE FIRST FLOOR). SPRINKLERED THROUGH PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"MP-2024-003146","date":"2024-07-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-21","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-2024-006852","date":"2024-07-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-20","scope":"Install 400a 1ph main service, install 6 gang meter module. Install all wiring throughout 5 apartments and common space. Install cable tv wiring. Install fire alarm system throughout . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2024-009477","date":"2024-08-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-21","scope":"INSTALL 1-1/2 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 7 WATER CLOSETS, 7 LAVATORIES, 7 SHOWER/TUBS, 5 KITCHEN SINKS, 5 WASHING MACHINE BOXES, 8 HUB DRIANS, 5 HOT WATER HEATERS, 1 BACKFLOW PREVENTER, 2 AREA DRAINS 2 ROOF DRAINS AND 1 FLOOR DRAIN ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2024-001512","date":"2024-09-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-28","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH THE 2016 NFPA 13R THROUGHOUT A THREE (3) STORY STRUCTURE TO INCLUDE A 2-INCH FIRE SERVICE LINE AND A 2-INCH DC WILKINS 950XLT2 BACKFLOW PREVETION ASSEMBLY AS PER APPROVED PLANS/HYDRAULIC CALCULATIONS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"EP-2024-012192","date":"2024-12-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-21","scope":"Install 200a, 1ph, 120/240v temporary jobsite main service. Install temporary lighting & (3) gfci outlets. Install grounding of main service."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"land","p":22370.87},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"10 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"0975433","type":"Rental","status":"Active","businessName":"RAM Phila Community 11 LLC","legalName":"RAM Phila Community 11 LLC","address":"6116 E WISTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2025-04-04","latestIssueDate":"2026-02-19","expirationDate":"2027-04-03","inactiveDate":null}],"licenseActivity":[{"number":"0975433","type":"Rental","businessName":"RAM Phila Community 11 LLC","legalName":"RAM Phila Community 11 LLC","issuedDate":"2025-04-04","latestIssueDate":"2026-02-19","closureDate":null,"expirationDate":"2027-04-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":5,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["10 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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","1 zoning/board appeal 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":"Appeal #ZP-2023-008612: Completed · Granted; related permit ZP-2023-008612.","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":"10 open L&I violations","finding":"10 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-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":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 3, 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":"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":"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/"}]}