{"asOf":"2026-07-25T15:54:36.572Z","block":"3900-3999 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-pine-st","address":"3931 PINE ST","parcelNumber":"881001384","source":"https://property.phila.gov/?p=881001384","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"804","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"3927-31 PINE STREET LLC","coOwner":null,"marketValue":1057400,"landAssessment":105700,"improvementAssessment":951700,"livableArea":4140,"yearBuilt":1920,"lastSale":{"price":10,"date":"2020-11-18T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95078660136221,"lng":-75.20249265233757,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-014760","type":"Sprinkler Certification","inspectionDate":"2023-07-11","result":"Certified","expirationDate":"2024-07-11","buildingId":"1398093"},{"number":"BC-2024-021578","type":"Sprinkler Certification","inspectionDate":"2024-07-15","result":"Certified","expirationDate":"2025-07-15","buildingId":"1398093"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1620,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"283 2ND STREET PIKE SUITE 110, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":805600,"taxable":327065,"land":161120,"improvement":644480,"taxableLand":161120,"taxableImprovement":165945,"exemptLand":0,"exemptImprovement":478535},{"y":2027,"v":1057400,"taxable":350749,"land":105700,"improvement":951700,"taxableLand":105700,"taxableImprovement":245049,"exemptLand":0,"exemptImprovement":706651}],"taxNow":4578,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"GM-2020-004919","date":"2020-07-13","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-10-15","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2020-002585","date":"2020-07-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-07-26","scope":"For the removal of a rear single-story addition and for the erection of a new three (3) story addition in its place at the rear of an existing attached structure, size and location as shown on plan/application."},{"number":"CP-2020-004366","date":"2020-10-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-26","scope":"FOR THE REMOVAL OF A REAR SINGLE-STORY ADDITION AND FOR THE ERECTION OF A NEW THREE (3) STORY ADDITION IN ITS PLACE AT THE REAR OF AN EXISTING ATTACHED STRUCTURE. INTERIOR ALTERATION THROUGHOUT. SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. **SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK**"},{"number":"EP-2021-002777","date":"2021-04-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-22","scope":"6 Units Supply and Install All wiring through-out building TV/Phone in all units Fire alarm as per NFPA72 All ceiling mounted lighting to be standard disk light All emergency and exit lighting Exhaust fans in all bathrooms 600a service complete with grounding 7 meter disconnects 1 main disconnect As per 2017 nec"},{"number":"PP-2021-009133","date":"2021-06-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-14","scope":"Installation of the main water distribution service pipe, separate storm and sanitary mains, curb trap and fresh air inlet per approved PWD Site Utility plans. Installation of all interior water supply and Drain/Waste/Vent pipe per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"FP-2021-001898","date":"2021-09-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-06-14","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new, two (2) inch fire service line as per PWD Utility Plan dated 05/19/2021, and new two (2) inch backflow within the basement), throughout an existing three (3) story attached structure to be used as Group R-2 (Six (6) Dwelling Units), as per plans and hydraulic calculations; see CP-2020-004366 for building permit."},{"number":"MP-2021-004319","date":"2021-09-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-14","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE CONDENSER UNITS, AIR HANDLING UNITS, REFRIGERANT PIPING, CLOTHES DRYER EXHAUST DUCTS (PER MANUFACTURER'S INSTALLATION INSTRUCTIONS), EXHAUST FANS, GRILLES/REGISTERS/DIFFUSERS, AND ASSOCIATED DUCTWORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"913683","type":"Rental","status":"Active","businessName":"3927-31 Pine Street, LLC","legalName":"3927-31 Pine Street, LLC","address":"3931 PINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-01-03","latestIssueDate":"2025-12-23","expirationDate":"2027-01-02","inactiveDate":null}],"licenseActivity":[{"number":"913683","type":"Rental","businessName":"3927-31 Pine Street, LLC","legalName":"3927-31 Pine Street, LLC","issuedDate":"2023-01-03","latestIssueDate":"2025-12-23","closureDate":null,"expirationDate":"2027-01-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $805,600 to $1,057,400","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: GM-2020-004919 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 15, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (283 2ND STREET PIKE SUITE 110, SOUTHAMPTON PA, 18966).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}