{"asOf":"2026-07-23T02:54:12.582Z","block":"4500-4599 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4500-4599-lancaster-ave","address":"4512-16 LANCASTER AVE","parcelNumber":"881001216","source":"https://property.phila.gov/?p=881001216","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"VB0","buildingCodeNew":"804","buildingClass":"SCHOOL 2 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"School","owner":"JCRE HOMES LLC","coOwner":null,"marketValue":1716300,"landAssessment":171600,"improvementAssessment":1544700,"livableArea":11747,"yearBuilt":2024,"lastSale":{"price":300000,"date":"2022-04-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-014991","date":"2023-03-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-014990","date":"2023-03-10","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-014989","date":"2023-03-10","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-019459","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-09","completedDate":"2025-02-11","violations":[{"number":"VI-2023-014991","date":"2023-03-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-014990","date":"2023-03-10","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-014989","date":"2023-03-10","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-019459","date":"2023-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019459","date":"2023-04-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019459","date":"2023-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019459","date":"2023-07-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969729258093246,"lng":-75.21346566250834,"geom":{"type":"Polygon","coordinates":[[[-75.213302252,39.969795138],[-75.213467935,39.969629339],[-75.213456963,39.969562938],[-75.213513273,39.969556878],[-75.213527664,39.969647274],[-75.213636196,39.969670051],[-75.213436253,39.969875142],[-75.213302252,39.969795138]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-033773","type":"Fire Alarm Certification","inspectionDate":"2025-12-18","result":"Certified","expirationDate":"2026-12-18","buildingId":"1533066"},{"number":"BC-2026-001540","type":"Sprinkler Certification","inspectionDate":"2026-01-09","result":"Certified","expirationDate":"2027-01-09","buildingId":"1533066"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":4,"lotArea":4486,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"45 E CITY AVENUE 1579, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2025-01-17","number":"HA-2024-002909","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1568100,"taxable":156800,"land":156800,"improvement":1411300,"taxableLand":156800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1411300},{"y":2027,"v":1716300,"taxable":171600,"land":171600,"improvement":1544700,"taxableLand":171600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1544700}],"taxNow":2195,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-006226","date":"2022-08-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-03-05","scope":"FOR THE ERECTION OF AN ADDITION WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURES ABOVE AND AT THE REAR OF AN EXISTING TWO-STORY ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. **MIXED INCOME HOUSING (MODERATE INCOME) APPLIED FOR STRUCTURE HEIGHT BONUS. PRIOR TO BUILDING PERMIT ISSUANCE, THE MIXED-INCOME BONUS REQUIRES A PAYMENT OR DEED RESTRICTION APPROVED BY THE PHILADELPHIA DEPARTMENT OF PLANNING & DEVELOPMENT.**"},{"number":"CP-2022-004622","date":"2023-02-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-05","scope":"FOR THE ERECTION OF 2 STORY VERTICAL ADDITION AND 4 STORY REAR ADDITION WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURES TO AN EXISTING TWO-STORY ATTACHED STRUCTURE. FOR THE INTERIOR ALTERATION THROUGHOUT THE STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 2023/06/30: AMEND ORIGINAL PERMIT WITH REVISED FRAMING PLAN TO THE 2ND FLOOR JOIST AND ENTIRE REAR WALL ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 2023/12/15: AMEND ORIGINAL PERMIT WITH REVISED STRUCTURAL COMPONENT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-002530","date":"2023-04-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-24","scope":"Install Fire Alarm System as per plans and 2016 NFPA 72."},{"number":"FP-2023-002309","date":"2023-11-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-05","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY MIXED-USE BUILDING IN ACCORDANCE WITH NFPA 13 TO INCLUDE A FOUR (4) INCH FIRE SERVICE LINE AND A FOUR (4) INCH BACKFLOW PREVENTER. CLASS I 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. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-004622 FOR ASSOCIATED BUILDING PERMIT."},{"number":"MP-2023-004992","date":"2023-12-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-05","scope":"FOR THE INSTALLATION OF NEW HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, BATHROOM EXHAUSTS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-004622 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2023-011629","date":"2024-02-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-19","scope":"INSTALL A 1200 AMP 120/240V/ 1 PHASE SERVICE, 1200 AMP (15) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (11) 125 AMP PANELS & 150 AMP FEEDERS, (1) 125 AMP PANEL & 150 AMP FEEDER, (1) 100 AMP PANEL & 125 AMP FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, TWO COMMERCIAL SHELL SPACES, & (11) DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK ON THIS PERMIT**"},{"number":"PP-2024-000411","date":"2024-03-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-05","scope":"Plumbing per plans"},{"number":"ZP-2026-003872","date":"2026-04-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"AP-2026-000480","date":"2026-07-09","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"For a certificate of occupancy for a business occupancy to an existing space (space 101) ."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"0973272","type":"Rental","status":"Active","businessName":"JCRE Homes LLC (JCRE Holdings LLC)","legalName":"JCRE Homes LLC","address":"4512-16 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":11,"issuedDate":"2025-03-10","latestIssueDate":"2026-01-21","expirationDate":"2027-03-09","inactiveDate":null}],"licenseActivity":[{"number":"0973272","type":"Rental","businessName":"JCRE Homes LLC (JCRE Holdings LLC)","legalName":"JCRE Homes LLC","issuedDate":"2025-03-10","latestIssueDate":"2026-01-21","closureDate":null,"expirationDate":"2027-03-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-21","units":11,"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","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":"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":"1 permit not marked completed: AP-2026-000480 (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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (45 E CITY AVENUE 1579, BALA CYNWYD PA, 19004).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 Jul 12, 2023.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Dec 18, 2026; Sprinkler Certification: Certified through Jan 9, 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/"}]}