{"asOf":"2026-07-24T02:35:53.800Z","block":"100-199 N 63RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-n-63rd-st","address":"103 N 63RD ST","parcelNumber":"881001273","source":"https://property.phila.gov/?p=881001273","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":"MTS IMPROVEMENTS LLC","coOwner":null,"marketValue":990400,"landAssessment":99000,"improvementAssessment":891400,"livableArea":6309,"yearBuilt":2024,"lastSale":{"price":217500,"date":"2024-03-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-034549","date":"2021-06-03","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2021-08-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-084697","date":"2023-10-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-12-11","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-047069","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-03","completedDate":"2021-08-19","violations":[{"number":"VI-2021-034549","date":"2021-06-03","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2021-08-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-112856","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-28","completedDate":"2023-12-11","violations":[{"number":"VI-2023-084697","date":"2023-10-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-12-11","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-047069","date":"2021-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-047069","date":"2021-08-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-047069","date":"2021-08-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-112856","date":"2023-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-112856","date":"2023-12-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":1},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.964416188403085,"lng":-75.24601481698997,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":2813,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"10209 WILLIAM MIST CT APT D, OAKTON VA, 22124","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":890200,"taxable":149090,"land":89000,"improvement":801200,"taxableLand":89000,"taxableImprovement":60090,"exemptLand":0,"exemptImprovement":741110},{"y":2027,"v":990400,"taxable":254995,"land":99000,"improvement":891400,"taxableLand":99000,"taxableImprovement":155995,"exemptLand":0,"exemptImprovement":735405}],"taxNow":2087,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-002475","date":"2022-03-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-03-12","scope":"*AMENDMENT 12/18/24 TO ADD RETAINING WALL AND STAIR* FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH BAYS AND BALCONIES. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2022-004752","date":"2023-07-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-12","scope":"NEW CONSTRUCTION OF A THREE (3) STORY, SIX (6) FAMILY DWELLING TO INCLUDE UNDERPINNING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK. *2018 IBC REVIEW* AMENDMENT 2/6/25 TO CHANGE SPECIAL INSPECTION AGENCY."},{"number":"SP-2024-000462","date":"2024-06-06","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-03-12","scope":"FOR EXCAVATION AND BACKFILL OF SITE AND INSTALLATION OF RELATED STABILIZATION MEASURES. 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. ** SEE BUILDING PERMIT (CP-2022-004752) FOR ALL STRUCTURAL WORK INCLUDING UNDERPINNNING OF THE ADJACENT STRUCTURE **"},{"number":"FP-2024-001306","date":"2024-07-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-12","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY SIX (6) FAMILY DWELLING 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 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2022-004752 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2024-007885","date":"2024-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-12","scope":"INSTALL WATER CLOSETS, 14 LAVATORIES, 14 SHOWER/TUBS, 6 KITCHEN SINKS, 6 WASHING MACHINE BOXES, 2 EJECTOR SUMP PUMP, 3 ROOF DRAINS, 6 HOT WATER HEATERS, 2 HOSE BIBBS AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"PP-2024-008211","date":"2024-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-19","scope":"1-1/2 INCH DS 2 INCH FIRE CONNECTION 6 INCH STORM 5 INCH SAN 2 CURB TRAPS & FAI"},{"number":"EP-2024-007116","date":"2024-08-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-28","scope":"Install 600amp service, wiring throughout, install light fixtures , install outlets, switches, smoke alarms, grounding, emergency lights, exit signs, fire alarm. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2024-004805","date":"2024-11-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-12","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"land","p":130000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"sale","p":217500},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"0976941","type":"Rental","status":"Inactive","businessName":"MTS Improvement LLC","legalName":"MTS Improvement LLC ","address":"103 N 63RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2025-04-23","latestIssueDate":"2025-04-23","expirationDate":"2026-04-22","inactiveDate":"2026-06-21"}],"licenseActivity":[{"number":"0976941","type":"Rental","businessName":"MTS Improvement LLC","legalName":"MTS Improvement LLC ","issuedDate":"2025-04-23","latestIssueDate":"2025-04-23","closureDate":"2026-06-21","expirationDate":"2026-04-22","inactiveDate":"2026-06-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW 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-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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 11, 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":"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/"}]}