{"asOf":"2026-07-22T23:54:54.235Z","block":"4000-4099 PARKSIDE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-parkside-ave","address":"4048 PARKSIDE AVE","parcelNumber":"881001447","source":"https://property.phila.gov/?p=881001447","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"36","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"TWIN OLD STYLE","useLabel":"Apartments","owner":"AFRE HOLDINGS LLC","coOwner":null,"marketValue":207900,"landAssessment":41580,"improvementAssessment":166320,"livableArea":3392,"yearBuilt":1915,"lastSale":{"price":1,"date":"2024-02-16T05:00:00Z"},"openViolations":10,"violations":[{"number":"VI-2023-029964","date":"2023-05-03","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029965","date":"2023-05-03","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029966","date":"2023-05-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029967","date":"2023-05-03","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029968","date":"2023-05-03","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029969","date":"2023-05-03","code":"PM15-304.11","title":"EXTERIOR STRUCTURE CHIMNEYS TOWERS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029970","date":"2023-05-03","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029971","date":"2023-05-03","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029972","date":"2023-05-03","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029973","date":"2023-05-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-030527","date":"2023-05-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-06-12","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-030528","date":"2023-05-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-06-12","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-030529","date":"2023-05-04","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2024-06-12","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2023-039111","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VENDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-05-03","completedDate":null,"violations":[{"number":"VI-2023-029964","date":"2023-05-03","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029965","date":"2023-05-03","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029966","date":"2023-05-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029967","date":"2023-05-03","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029968","date":"2023-05-03","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029969","date":"2023-05-03","code":"PM15-304.11","title":"EXTERIOR STRUCTURE CHIMNEYS TOWERS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029970","date":"2023-05-03","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029971","date":"2023-05-03","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029972","date":"2023-05-03","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-029973","date":"2023-05-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-039656","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-04","completedDate":"2024-06-12","violations":[{"number":"VI-2023-030527","date":"2023-05-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-06-12","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-030528","date":"2023-05-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-06-12","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-030529","date":"2023-05-04","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2024-06-12","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2023,"n":13,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2023-039111","date":"2023-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039656","date":"2023-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039111","date":"2023-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039111","date":"2023-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039656","date":"2024-06-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97456230011004,"lng":-75.2057914366721,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":2802,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"115 ELMWOOD AVE, NARBERTH PA, 19072","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":173500,"taxable":173500,"land":34700,"improvement":138800,"taxableLand":34700,"taxableImprovement":138800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":207900,"taxable":207900,"land":41580,"improvement":166320,"taxableLand":41580,"taxableImprovement":166320,"exemptLand":0,"exemptImprovement":0}],"taxNow":2429,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"CP-2023-004098","date":"2023-08-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-14","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #CF-2023-039656- FOR THE REPAIR OF AN EXISTING STRUCTURE. WORK TO INCLUDE THE REPLACEMENT OF FLOOR JOISTS, ROOF RAFTERS, LINTELS, WINDOWS, SISTER JOISTS, ROOF SECTIONS, REBUILDING OF WALLS AS NOTED , STAIRS AND THE REPOINTING OF BRICKS AS PER ENGINEER'S REPORT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2023-039656. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION.** AMENDED AS OF 4/4/2024 FOR THE JOISTS ORIENTATION INSTALLATION CHANGE AS PER APPROVED PLANS**"},{"number":"CP-2025-004117","date":"2025-09-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS FOR CONTINUED USE AS SIX (6) DWELLING UNITS TO INCLUDE EXTERIOR WALL INFILLS, STRUCTURAL WORK, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"EP-2025-012212","date":"2026-03-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"rewire existing 6 unit building with new outlets, receptacles, lights, switches, smoke/co detectors, replace existing service with new 600 amp service and 7 gang meter bank. -NOTED :ALL LAUNDRY AREA RECEPTS TO BE W/I 6' (210.50 (C))"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"13 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["10 open L&I violations","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 permit events 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":"2 permits not marked completed: CP-2025-004117 (Issued), EP-2025-012212 (Amendment Applicant Revisions).","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":"violations","level":"attention","title":"10 open L&I violations","finding":"13 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 12, 2024.","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":"1 fire/suppression-related permit 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":"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":"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/"}]}