{"asOf":"2026-07-26T16:04:16.912Z","block":"600-699 N PRESTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-n-preston-st","address":"653 N PRESTON ST","parcelNumber":"881001348","source":"https://property.phila.gov/?p=881001348","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":"ATL DEVELOPMENT CORPORATI","coOwner":null,"marketValue":836000,"landAssessment":83600,"improvementAssessment":752400,"livableArea":7620,"yearBuilt":2021,"lastSale":{"price":29000,"date":"2016-08-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-033054","date":"2023-05-12","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2023-05-12","resolution":"SVN ISSUED"},{"number":"VI-2023-033058","date":"2023-05-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-05-12","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-042974","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-05-12","completedDate":null,"violations":[{"number":"VI-2023-033054","date":"2023-05-12","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2023-05-12","resolution":"SVN ISSUED"}]},{"number":"CF-2023-042977","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-05-12","completedDate":null,"violations":[{"number":"VI-2023-033058","date":"2023-05-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-05-12","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-042974","date":"2023-05-12","type":null,"status":null},{"caseNumber":"CF-2023-042977","date":"2023-05-12","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9643601335959,"lng":-75.20329283831842,"geom":{"type":"Polygon","coordinates":[[[-75.203516499,39.964360047],[-75.203075412,39.964408916],[-75.203067167,39.964361212],[-75.203507679,39.964310864],[-75.203516499,39.964360047]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":2250,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1690 RATZER RD, WAYNE NJ, 07470","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":112100,"taxable":112100,"land":112100,"improvement":0,"taxableLand":112100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":836000,"taxable":836000,"land":83600,"improvement":752400,"taxableLand":83600,"taxableImprovement":752400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1569,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1014802","date":"2020-08-03","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-02-19","scope":"FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE FOR USE AS FIVE-FAMILY PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING REQUIRED TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE PROVIDED IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. *2018 IBC* IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"ZP-2021-002122","date":"2021-03-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-12-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"CP-2021-001948","date":"2021-06-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-18","scope":"FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE OF TYPE VA CONSTRUCTION FOR USE AS FIVE (5) DWELLING UNITS (GROUP R-2 USE & OCCUPANCY CLASSIFICATION). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES. **INCLUDES UNDERPINNING** [AMENDMENT APPROVED 12/13/2021 FOR A CHANGE IN CONSTRUCTION MATERIAL OF THE 1ST FLOOR EXTERIOR WALLS FROM CMU TO LIGHT WOOD-FRAME. ALL WORK TO BE DONE PER APPROVED AMENDED PLANS. SEPARATE AMENDMENT REQUIRED FOR ANY ADDITIONAL CHANGES.]"},{"number":"FP-2021-002644","date":"2021-10-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-11-14","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE TO INCLUDE 2 \" MAIN FIRE SERVICE LINE AND 2\" DC WILKINS 950XLT2BF BACKFLOW PREVENTION ASSEMBLY. WORK TO ALSO INCLUDE THE INSTALLATION OF A STANDPIPE SYSTEM IN ACCORDANCE WITH NFPA 14 AS PER APPROVED PLANS.** ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.**"},{"number":"EP-2021-013909","date":"2021-12-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-21","scope":"Install fire alarms as per 2016 NFPA 72. Install a 400 AMP electrical service with 6 meters. Wire throughout a new five-family dwelling: switches, lights, receptacles, TV's, phones, emergency lights, and interconnected smoke/CO detectors as per 2017 NEC."},{"number":"PP-2022-004999","date":"2022-03-30","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-29","scope":"Interior plumbing ROUGH IN 16 WC,14 TUBS,16 LAVATORIES,5 KS,5 LL,5WH"},{"number":"PP-2022-002166","date":"2022-03-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-15","scope":"Exterior plumbing Curb trap,fai and house drain,1 inch water service"},{"number":"PP-2022-004422","date":"2022-12-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-14","scope":"Interior plumbing 16 WC,14 TUBS,16 LAVATORIES,5 KS,5 LL,5 WH"},{"number":"MP-2022-005691","date":"2022-12-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-12-12","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR USE AS MULTI-FAMILY (5 UNITS) DWELLING. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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 TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"land","p":29000},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"2 L&I violations"}],"rented":true,"licenses":[{"number":"0962364","type":"Rental","status":"Active","businessName":"ATL DEVELOPMENT LLC","legalName":"ATL DEVELOPMENT LLC","address":"653 N PRESTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2024-10-01","latestIssueDate":"2026-03-12","expirationDate":"2026-09-30","inactiveDate":null}],"licenseActivity":[{"number":"0962364","type":"Rental","businessName":"ATL DEVELOPMENT LLC","legalName":"ATL DEVELOPMENT LLC","issuedDate":"2024-10-01","latestIssueDate":"2026-03-12","closureDate":null,"expirationDate":"2026-09-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":5,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 646% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $112,100 to $836,000","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: 1014802 (Expired). At least one row also carries a completion date, so the City fields conflict.","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 (1690 RATZER RD, WAYNE NJ, 07470).","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":"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":"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/"}]}