{"asOf":"2026-07-26T19:31:03.614Z","block":"4400-4499 WINGATE ST","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-wingate-st","address":"4432 WINGATE ST","parcelNumber":"881001260","source":"https://property.phila.gov/?p=881001260","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":"G&Z REALTY INVESTMENTS LLC","coOwner":null,"marketValue":2532300,"landAssessment":253200,"improvementAssessment":2279100,"livableArea":15120,"yearBuilt":2026,"lastSale":{"price":325000,"date":"2024-09-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-045525","date":"2021-07-13","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-08-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-052334","date":"2025-07-17","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-07-17","resolution":"SVN ISSUED"},{"number":"VI-2025-052336","date":"2025-07-17","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-17","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2021-063335","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-13","completedDate":"2021-08-10","violations":[{"number":"VI-2021-045525","date":"2021-07-13","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-08-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-071985","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-17","completedDate":"2025-07-24","violations":[{"number":"VI-2025-052334","date":"2025-07-17","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-07-17","resolution":"SVN ISSUED"}]},{"number":"CF-2025-071987","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-17","completedDate":"2025-07-24","violations":[{"number":"VI-2025-052336","date":"2025-07-17","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-17","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-063335","date":"2021-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-063335","date":"2021-08-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-063335","date":"2021-08-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-071985","date":"2025-07-17","type":null,"status":null},{"caseNumber":"CF-2025-071987","date":"2025-07-17","type":null,"status":null}],"inspYears":[{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04063836104057,"lng":-75.01794303005954,"geom":{"type":"Polygon","coordinates":[[[-75.01769477,40.040679921],[-75.018086606,40.040477626],[-75.018191233,40.040569584],[-75.01783463,40.040805265],[-75.01769477,40.040679921]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":3,"lotArea":6866,"zoning":"RM1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"768 S 07TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE EIGHT (8) LOTS FROM ONE (1) EXISTING LOT.  SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS.","status":"Scheduled","outcome":null,"date":"2021-06-09","number":"ZP-2021-004746","relatedPermit":"ZP-2021-004746"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":81100,"taxable":81100,"land":81100,"improvement":0,"taxableLand":81100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2532300,"taxable":2532300,"land":253200,"improvement":2279100,"taxableLand":253200,"taxableImprovement":2279100,"exemptLand":0,"exemptImprovement":0}],"taxNow":1135,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-002160","date":"2022-06-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-05-22","scope":"For the erection of a detached structure (w/roof access structure for maintenance purposes only; no roof deck), size and location as shown on plan/application."},{"number":"CP-2022-004844","date":"2023-04-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-22","scope":"FOR THE ERECTION OF A THREE (3) STORY DETACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS FIFTEEN (15) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC**"},{"number":"FP-2025-000029","date":"2025-01-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-22","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY RESIDENTIAL BUILDING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2022-004844 FOR ASSOCIATED BUILDING PERMIT."},{"number":"MP-2025-000563","date":"2025-02-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-22","scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"EP-2025-000839","date":"2025-02-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-15","scope":"INSTALL 800AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, INSTALL OUTLETS, SWITCHES, SMOKE ALARMS, GROUNDING . INSTALL FIRE ALARM THROUGHOUT THE BUILDING as per APPROVED plans-2017 NEC,2016 NFPA-72. AMENDMENT: CHANGE to 1000AMP SINGLE PHASE SERVICE. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"PP-2025-001228","date":"2025-02-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-22","scope":"Exterior Plumbing - 2\" Domestic water, 5\" Sanitary, 6\" storm water, Curb stop and Fai Interior Plumbing - 15WC, 15TUBS/Shower, 15 Lavatories, 15KS, 15LL, 15WH, 1 sump pump"},{"number":"ZP-2021-004746","date":null,"work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"land","p":97000},{"y":2021,"k":"appeal","w":"Appeal filed"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"land","p":325000},{"y":2025,"k":"permit","w":"New Construction"},{"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":"viol","w":"2 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 3022% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $81,100 to $2,532,300","no permit shown in 2026-2028"],"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 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: ZP-2021-004746 (Denied).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 17, 2025.","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":"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 3 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/"}]}