{"asOf":"2026-07-26T00:59:58.953Z","block":"1300-1399 N AMERICAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-n-american-st","address":"1389 N AMERICAN ST","parcelNumber":"881006020","source":"https://property.phila.gov/?p=881006020","ownerType":"absentee","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"830","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"DWELL AT AMERICAN STREET","coOwner":null,"marketValue":17199400,"landAssessment":1719900,"improvementAssessment":15479500,"livableArea":110558,"yearBuilt":2025,"lastSale":{"price":10,"date":"2017-08-29T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.972214284038316,"lng":-75.1398880659303,"geom":{"type":"Polygon","coordinates":[[[-75.140015097,39.972502603],[-75.139524031,39.972440212],[-75.139566873,39.972240843],[-75.139799687,39.972270459],[-75.139891149,39.971844823],[-75.140149384,39.971877672],[-75.140015097,39.972502603]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":6,"lotArea":12795,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1735 MARKET ST STE 4010, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":2132600,"taxable":2132600,"land":2132600,"improvement":0,"taxableLand":2132600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2132600,"taxable":2132600,"land":2132600,"improvement":0,"taxableLand":2132600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2132600,"taxable":2132600,"land":2132600,"improvement":0,"taxableLand":2132600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2132600,"taxable":2132600,"land":2132600,"improvement":0,"taxableLand":2132600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2132600,"taxable":2132600,"land":2132600,"improvement":0,"taxableLand":2132600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2132600,"taxable":2132600,"land":2132600,"improvement":0,"taxableLand":2132600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2132600,"taxable":2132600,"land":2132600,"improvement":0,"taxableLand":2132600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":20207800,"taxable":4153832,"land":2694380,"improvement":17513420,"taxableLand":2694380,"taxableImprovement":1459452,"exemptLand":0,"exemptImprovement":16053968},{"y":2027,"v":17199400,"taxable":17199400,"land":1719900,"improvement":15479500,"taxableLand":1719900,"taxableImprovement":15479500,"exemptLand":0,"exemptImprovement":0}],"taxNow":58145,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"643746","date":"2015-10-08","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-10-08","scope":"FOR THE CREATION OF A UNITY OF USES TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND CURRENT AND FUTURE OWNERS OF THE CONTIGUOUS TWO(2) LOTS TO PRESERVE THE UNITY OF USE AND THE LEGALITY OF THE ENTIRE PROJECT THAT STEMS FROM SINGLE ZONING LOT TREATMENT. PRIOR ISSUANCE OF CERTIFICATE OF OCCUPANCY, PROOF OF RECORDATION OF EASEMENTS, AGREEMENTS AND RESTRICTIVE COVENANTS MUST BE SUPPLIED. FOR THE ERECTION OF THREE(3) DETACHED STRUCTURES WITH ROOF DECKS FOR AN ACCESSORY LEASING OFFICE, PERSONAL SERVICE , SWIMMING POOL AND VACANT COMMERCIAL SPACE AS PERMITTED AS IN CMX-3 ZONING DISTRICT ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AT FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING ( 320 DWELLING UNITS) WITH ACCESSORY 187 PARKING SPACES INCLUDING WITH SIX(6) ACCESSIBLE SPACES;TWO(2) LOADING SPACES AND 107 BICYCLE SPACES ( SHOULD BE IN AN ACCESSIBLE ROUTE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"768825","date":"2017-03-24","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-03-24","scope":"FOR THE LOT ADJUSTMENT TO CREATE TWO(2) LOTS FROM TWO(2) OPA ACCOUNTS ( 1300 N 2ND STREET AND 1389 N AMERICAN STREET). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"777870","date":"2017-05-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-05-03","scope":"FOR THE CREATION OF A UNITY OF USES TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND CURRENT AND FUTURE OWNERS OF THE CONTIGUOUS TWO(2) LOTS ( 1300 N 02ND ST AND 1389 N AMERICAN ST) TO PRESERVE THE UNITY OF USE AND THE LEGALITY OF THE ENTIRE PROJECT THAT STEMS FROM SINGLE ZONING LOT TREATMENT. PRIOR ISSUANCE OF CERTIFICATE OF OCCUPANCY, PROOF OF RECORDATION OF EASEMENTS, AGREEMENTS AND RESTRICTIVE COVENANTS MUST BE SUPPLIED."},{"number":"ZP-2023-001706","date":"2023-03-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-06-29","scope":"FOR THE ERECTION OF A SIX (6) FLOORS ADDITION ON THE TOP OF EXISTING ONE (1) STORY STRUCTURE (BUILDING # 3A) WITH BAY WINDOWS WITH PILOTHOUSE ON THE SAME LOT EXISTING STRUCTURES (BUILDING # 1, BUILDING # 2 AND BUILDING # 3) AS PREVIOUSLY APPROVED. FOR THE CREATION OF TWENTY-SEVEN (27) ACCESSORY GARAGE PARKING SPACES AT FIRST FLOOR INCLUDING WITH FIVE (5) ELECTRIC VEHICLE SPACES, THREE (3) RESERVOIR SPACES, ONE (1) VAN ACCESSIBLE SPACE (TOTAL 199 ACCESSORY PARKING SPACES ON LOT); TWO (2) LOADING SPACES AND 220 IA CLASS BICYCLE SPACES (SIZE AND LOCATION AS SHOWN IN THE APPLICATION) AMENDMENT #1: AMEND TO REDUCE THE BUILDING HEIGHT TO 67 FT. 5 IN."},{"number":"SP-2023-001146","date":"2024-02-04","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-06-29","scope":"For the excavation and SOE installations for the new construction as per approved plans. Amendment to incorporate the Design Calculations and Shop Drawings for the excavation."},{"number":"CP-2024-000115","date":"2024-05-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-29","scope":"FOR THE ERECTION OF AN ADDITION (TYPE IA & IIIA)(BUILDING 3A) WITH HORIZONTAL EXITS. FOR USE AS 90 DWELLING UNITS AND VACANT COMMERCIAL SPACE (SEPARATE PERMIT REQUIRED FOR C/O). FOR LEVEL II ALTERATIONS TO EXISTING PORTION OF STRUCTURE TO INCLUDE NEW EXTERIOR WALL OPENINGS AND PROTECTED OPENINGS AS PER APPROVED PLANS. (SEE SP-2023-001146 FOR EXCAVATION)(SEE AP#792667 CASE#32166 FOR BBS VARIANCE RELATED TO BUILDINGS 3 & 3A) **AMENDMENT 5/10/2026 FOR NEW PARTITIONS, MODIFIED DOORS AS PER PLANS.** **AMENDMENT 5/16/2026 TO CHANGE DPRC-SI**"},{"number":"PP-2024-007682","date":"2024-07-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-24","scope":"INSTALL 90 KITCHEN SINKS, 135 WATER CLOSETS, 135 SHOWER/TUBS, 165 LAVATORIES, 90 WASHING MACHINE BOXES, 19 HOT WATER HEATERS, 198 FLOOR DRAINS, 2 SUMP PUMPS, 6 MOP SINKS, 1 BACKFLOW PREVENETER, 2 BACKWATER VALVEWS, 14 AREA DRAINS, 6 ROOF DRAINS AND 5 HOSE BIBBS ACCORDING TO THE 2018 PPC AND PER PLANS. Amendment: change of backflow preventer"},{"number":"EP-2024-007518","date":"2024-08-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-12","scope":"Temp power set up, 200 amp WP, using existing service on existing building"},{"number":"PP-2024-012599","date":"2024-09-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-01","scope":"10\" curb trap, fresh air inlet, main drain PER APPROVED UTILITY PLAN"},{"number":"FP-2024-001742","date":"2024-09-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-06-24","scope":"FOR THE INSTALLATION OF A 4-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY, STANDPIPES, AND FIRE PUMP IN ACCORDANCE WITH NFPA 13, 14, & 20. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2024-004293","date":"2025-05-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-06-24","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"PP-2025-008031","date":"2025-06-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-24","scope":"AMENDED 10.16.2025 REMOVE BACKFLOW DEVICE, DEVICE WAS ISSUED ON PP-2024-007682. AMENDMENT 6/24/2025 INSTALLLATION OF 4\" BACKFLOW PREVENTION ASSEMBLY Installation of 4\" domestic water line"},{"number":"EP-2025-007798","date":"2025-09-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-07","scope":"Install of electrical service, generator , rescue assistance system, fire pump , fire alarm ,all interior wiring of building: emergency lighting ,110v interconnected smoke alarms . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2026-005331","date":"2026-05-28","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED ACCESSORY BUILDING IDENTIFICATION SIGN. SIZE AND LOCATION AS SHOWN IN PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Use"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":true,"licenses":[{"number":"1008556","type":"Dumpster License - Private Property","status":"Active","businessName":"Dwell at American Street LLC","legalName":"Dwell at American Street LLC","address":"1389 N AMERICAN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2026-05-27","latestIssueDate":"2026-05-27","expirationDate":null,"inactiveDate":null},{"number":"1012183","type":"Rental","status":"Active","businessName":"Dwell at American Street LLC","legalName":"Dwell at American Street LLC","address":"1389 N AMERICAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":90,"issuedDate":"2026-07-07","latestIssueDate":"2026-07-07","expirationDate":"2027-07-06","inactiveDate":null}],"licenseActivity":[{"number":"1012183","type":"Rental","businessName":"Dwell at American Street LLC","legalName":"Dwell at American Street LLC","issuedDate":"2026-07-07","latestIssueDate":"2026-07-07","closureDate":null,"expirationDate":"2027-07-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"1008556","type":"Dumpster License - Private Property","businessName":"Dwell at American Street LLC","legalName":"Dwell at American Street LLC","issuedDate":"2026-05-27","latestIssueDate":"2026-05-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":90,"signals":[{"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":["11 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":"Use permit #777870: 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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"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/"}]}