{"asOf":"2026-07-24T05:33:15.194Z","block":"1500-1599 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-s-9th-st","address":"1514-20 S 9TH ST","parcelNumber":"881002212","source":"https://property.phila.gov/?p=881002212","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"1514-20 S 9TH ST LP","coOwner":null,"marketValue":1114500,"landAssessment":222900,"improvementAssessment":891600,"livableArea":7680,"yearBuilt":1900,"lastSale":{"price":350000,"date":"2012-11-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"645212","date":"2007-08-06","code":"A.CNE.000","title":"COULD NOT 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Certification","inspectionDate":"2023-03-21","result":"Certified","expirationDate":"2024-03-21","buildingId":"1479847"},{"number":"BC-2024-024224","type":"Fire Alarm Certification","inspectionDate":"2024-06-13","result":"Certified","expirationDate":"2025-06-13","buildingId":"1479847"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":2650,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 108, ARDMORE PA, 19003","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE SIX(6) FAMILY DWELLING FROM CELLAR THRU 3RD FLOOR IN AN EXISTING ATTACHED STRUCTURE  IN THE SAME BUILDING  WITH  VACANT CELLAR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY)","status":"CLOSED","outcome":"Denied","date":"2013-03-27","number":"19824","relatedPermit":"450471"},{"type":"Building standards appeal","grounds":"ON 1/8/14, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #508939.","status":"OPEN","outcome":null,"date":"2014-01-23","number":"22022","relatedPermit":"508939"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":820000,"taxable":350000,"land":45285,"improvement":774715,"taxableLand":45285,"taxableImprovement":304715,"exemptLand":0,"exemptImprovement":470000},{"y":2018,"v":844600,"taxable":434682,"land":168920,"improvement":675680,"taxableLand":168920,"taxableImprovement":265762,"exemptLand":0,"exemptImprovement":409918},{"y":2019,"v":968200,"taxable":498294,"land":193640,"improvement":774560,"taxableLand":193640,"taxableImprovement":304654,"exemptLand":0,"exemptImprovement":469906},{"y":2020,"v":970600,"taxable":499529,"land":194120,"improvement":776480,"taxableLand":194120,"taxableImprovement":305409,"exemptLand":0,"exemptImprovement":471071},{"y":2021,"v":970600,"taxable":499529,"land":194120,"improvement":776480,"taxableLand":194120,"taxableImprovement":305409,"exemptLand":0,"exemptImprovement":471071},{"y":2022,"v":970600,"taxable":499529,"land":194120,"improvement":776480,"taxableLand":194120,"taxableImprovement":305409,"exemptLand":0,"exemptImprovement":471071},{"y":2023,"v":970600,"taxable":437741,"land":97060,"improvement":873540,"taxableLand":97060,"taxableImprovement":340681,"exemptLand":0,"exemptImprovement":532859},{"y":2024,"v":970600,"taxable":437741,"land":97060,"improvement":873540,"taxableLand":97060,"taxableImprovement":340681,"exemptLand":0,"exemptImprovement":532859},{"y":2025,"v":875000,"taxable":875000,"land":262500,"improvement":612500,"taxableLand":262500,"taxableImprovement":612500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":875000,"taxable":875000,"land":262500,"improvement":612500,"taxableLand":262500,"taxableImprovement":612500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1114500,"taxable":1114500,"land":222900,"improvement":891600,"taxableLand":222900,"taxableImprovement":891600,"exemptLand":0,"exemptImprovement":0}],"taxNow":12248,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"61111","date":"2007-03-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-03-09","scope":"SCHOOL FOR INSTRUCTION IN DANCE WITH ACCESSORY WAITING AREA ON 2ND AND 3RD FLOORS OF EXISTING STRUCTURE, IN SAME BUILDING WITH EXISTING DAYCARE CENTER ON 1ST FLOOR AS PREVIOUSLY APPROVED, WITH ACCESSORY OFFICE AND LOUNGE AREA IN CELLAR."},{"number":"462759","date":"2013-04-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-04-03","scope":"A BUSINESS/PROFESSIONAL OFFICE WITHIN A LIVE/WORK DWELLING UNIT IN THE FIRST FLOOR SPACE (A) AND (1) DWELLING UNIT IN THE FIRST FLOOR SPACE (B). IN THE SAME BUILDING WITH (2) DWELLING UNITS ON THE SECOND FLOOR AND (2) DWELLING UNITS ON THE THIRD FLOOR FOR A TOTAL OF (6) DWELLING UNITS. WITHIN AN EXISTING THREE STORY ATTACHED STRUCTURE."},{"number":"470188","date":"2013-08-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-03-21","scope":"FOR INTERIOR ALTERATION TO CONVERT EXISTING STRUTURE TO FIVE (5) DWELLING UNITS AND ONE (1) LIVE/WORK UNIT. SEPERATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL AND FIRE SUPRESSION. BUILDING TO BE FULLY SPRINKLERED."},{"number":"494670","date":"2013-09-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-12-10","scope":"INTERIOR DEMO OF INTERIOR PARTITIONS TO MULTI FAMILY DWELLING."},{"number":"493238","date":"2013-10-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-03-03","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE W. BACKFLOW PREVENTOR (BFP) ASSEMBLY AND FOR INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13R."},{"number":"498766","date":"2013-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-03-03","scope":"INSTALL NEW DRAINAGE & FIXTURE SUPPLY IN RENOVATED BLDG. WC,LAV,BATH TUB,KITCHEN SINK AND WASHER MACHINE (APT BLDG)"},{"number":"500808","date":"2013-12-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-12-02","scope":"FOR THE ERECTION OF AN ACCESSORY ROOF DECK & ROOF DECK ACCESS STRUCTURE ABOVE EXISTING ATTACHED BUILDING; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS A BUSINESS/PROFESSIONAL OFFICE WITHIN A LIVE/WORK DWELLING UNIT IN THE FIRST FLOOR SPACE (A) AND (1) DWELLING UNIT IN THE FIRST FLOOR SPACE (B). IN THE SAME BUILDING WITH (2) DWELLING UNITS ON THE SECOND FLOOR AND (2) DWELLING UNITS ON THE THIRD FLOOR FOR A TOTAL OF (6) DWELLING UNITS, AS PREVIOUSLY APPROVED, WITH ACCESSORY ROOF DECK & ROOF DECK ACCESS STRUCTURE ACCESSORY FOR RESIDENTIAL USES ONLY."},{"number":"507040","date":"2013-12-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-06","scope":"ALL NEW ELECTRIC INSTALLATION AND FIRE ALARM INSTALLATION AS REQUIRED BY CODE PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"501545","date":"2014-01-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-03-03","scope":"FOR THE INSTALLATION OF SIX (6), 2-TON SPLIT SYSTEM HEAT PUMPS WITH DUCTWORK AS PER APPROVED PLANS."},{"number":"508939","date":"2014-02-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-03-03","scope":"FOR THE ERECTION OF A PILOT HOUSE AND ROOF DECK AS PER APPROVED PLAN AND BBS VARIANCE CASE NO. 22022. SEPARATE PERMIT REQUIRED FOR FIRE SUPPRESSION SYSTEM FOR PILOT HOUSE PROTECTION. NO CHANGES TO FLOOR CONFIGURATION AS APPROVED ON AP # 470188."},{"number":"GM-2020-010706","date":"2020-12-11","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-06-21","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":"GM-2022-001768","date":"2022-03-08","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-03-21","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."}],"storyTag":"Improved","storyDelta":-0.3,"timeline":[{"y":2013,"k":"permit","w":"Demolition"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"appeal","w":"Appeal filed"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Roof Covering Replacement"},{"y":2022,"k":"permit","w":"Wall Covering Replacement"}],"rented":true,"licenses":[{"number":"279159","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CONCETTA E FEUDALE (10 E TU RISTORANTE)","legalName":"CONCETTA E FEUDALE","address":"1514-20 S 9TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1994-02-25","latestIssueDate":"1994-02-25","expirationDate":"2010-07-31","inactiveDate":null},{"number":"209000","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"MANI D'ORO INC","legalName":"MANI D'ORO INC","address":"1514-20 S 9TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-05-07","latestIssueDate":"2006-05-15","expirationDate":"2007-04-30","inactiveDate":"2007-08-20"},{"number":"604139","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"1514-20 SOUTH 9TH STREET LP","legalName":"1514-20 SOUTH 9TH STREET LP","address":"1514-20 S 9TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-09-03","latestIssueDate":"2013-09-03","expirationDate":"2014-02-28","inactiveDate":null},{"number":"623354","type":"Rental","status":"Inactive","businessName":"1514-20 SOUTH 9TH STREET L.P.","legalName":"1514-20 SOUTH 9TH STREET L.P.","address":"1514-20 S 9TH ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2014-03-29","latestIssueDate":"2021-02-08","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"904630","type":"Rental","status":"Active","businessName":"Alexander Paul Mirabello (1514-20 South 9th Street, LP)","legalName":"Alexander Paul Mirabello","address":"1514-20 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2022-08-30","latestIssueDate":"2025-07-16","expirationDate":"2026-08-29","inactiveDate":null}],"licenseActivity":[{"number":"904630","type":"Rental","businessName":"Alexander Paul Mirabello (1514-20 South 9th Street, LP)","legalName":"Alexander Paul Mirabello","issuedDate":"2022-08-30","latestIssueDate":"2025-07-16","closureDate":null,"expirationDate":"2026-08-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"623354","type":"Rental","businessName":"1514-20 SOUTH 9TH STREET L.P.","legalName":"1514-20 SOUTH 9TH STREET L.P.","issuedDate":"2014-03-29","latestIssueDate":"2021-02-08","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"604139","type":"Vacant Residential Property / Lot","businessName":"1514-20 SOUTH 9TH STREET LP","legalName":"1514-20 SOUTH 9TH STREET LP","issuedDate":"2013-09-03","latestIssueDate":"2013-09-03","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209000","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MANI D'ORO INC","legalName":"MANI D'ORO INC","issuedDate":"2004-05-07","latestIssueDate":"2006-05-15","closureDate":"2007-08-20","expirationDate":"2007-04-30","inactiveDate":"2007-08-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279159","type":"Dumpster License - Private Property","businessName":"CONCETTA E FEUDALE (10 E TU RISTORANTE)","legalName":"CONCETTA E FEUDALE","issuedDate":"1994-02-25","latestIssueDate":"1994-02-25","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $875,000 to $1,114,500","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":"Appeal #19824: CLOSED · Denied; related permit 450471. Use permit #61111: COMPLETED.","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-2022-001768 (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 Mar 7, 2024; Fire Alarm Certification: Certified through Jun 13, 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 (PO BOX 108, ARDMORE PA, 19003).","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 1900 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 25, 2014.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #279159: Inactive; Food Preparing and Serving (30+ SEATS) #209000: Inactive since Aug 20, 2007; Vacant Residential Property / Lot #604139: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 13 historical violations across 6 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/"}]}