{"asOf":"2026-07-27T10:30:15.744Z","block":"1000-1099 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-w-girard-ave","address":"1000 W GIRARD AVE","parcelNumber":"881006942","source":"https://property.phila.gov/?p=881006942","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"JM1","buildingCodeNew":"830","buildingClass":"AMUSE REC COMPLEX MAS+OTH","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Multi-family","owner":"ZAIN DEVELOPMENT LLC","coOwner":null,"marketValue":22537700,"landAssessment":2253700,"improvementAssessment":20284000,"livableArea":107002,"yearBuilt":2021,"lastSale":{"price":1,"date":"2020-04-14T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97030440915549,"lng":-75.15309544044321,"geom":{"type":"Polygon","coordinates":[[[-75.152708313,39.970421735],[-75.152778716,39.970096805],[-75.153482566,39.970187082],[-75.153412166,39.970512013],[-75.152708313,39.970421735]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":6,"lotArea":24000,"zoning":"CMX2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"117 SPRING GARDEN ST STE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"APPLICATION IS FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE; FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE (75’ HIGH) WITH MEZZANINE, ROOF DECK ACCESSED BY A PILOTHOUSE WITH ELEVATOR FOR A  FIVE(5) VACANT RETAIL/COMMERCIAL SPACES AT FI","status":"Completed","outcome":"Granted with conditions","date":"2020-10-20","number":"1055043","relatedPermit":"1055043"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":3006600,"taxable":1367301,"land":1279400,"improvement":1727200,"taxableLand":1279400,"taxableImprovement":87901,"exemptLand":0,"exemptImprovement":1639299},{"y":2022,"v":7612400,"taxable":2102591,"land":1279400,"improvement":6333000,"taxableLand":1279400,"taxableImprovement":823191,"exemptLand":0,"exemptImprovement":5509809},{"y":2023,"v":12794000,"taxable":1279400,"land":1279400,"improvement":11514600,"taxableLand":1279400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":11514600},{"y":2024,"v":12794000,"taxable":1279400,"land":1279400,"improvement":11514600,"taxableLand":1279400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":11514600},{"y":2025,"v":12794000,"taxable":1279400,"land":1279400,"improvement":11514600,"taxableLand":1279400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":11514600},{"y":2026,"v":12794000,"taxable":1279400,"land":1279400,"improvement":11514600,"taxableLand":1279400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":11514600},{"y":2027,"v":22537700,"taxable":2253700,"land":2253700,"improvement":20284000,"taxableLand":2253700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":20284000}],"taxNow":17909,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1012603","date":"2019-10-24","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2022-11-02","scope":"FOR THE CONSTRUCTION OF A FOUNDATION TO SUPPORT A FUTURE UNDERGROUND PARKING GARAGE AND 6 STORY MIXED-USE BUILDING. APPLICATION FOR RFOUNDATION ONLY PERMIT PER ATTACHD PLANS."},{"number":"CP-2020-000232","date":"2020-05-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-02","scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE WITH ROOF DECK AND FOUR (4) ROOF DECK ACCESS STRUCTURES. STRUCTURE IS CLASSIFIED AS TYPE IA AND IIIB CONSTRUCTION AND CONSIDERED TWO SEPARATE BUILDINGS; FOR USE AS ONE HUNDRED AND TWELVE(112) DWELLING UNITS WITH FORTY-FOUR (44) ACCESSORY UNDERGROUND GARAGE PARKING SPACES AND TEN(10)OPEN-AIR PARKING SPACES INCLUDING THREE (3) ACCESSIBLE PARKING SPACES [(ONE (1) VAN ACCESSIBLE] AND FORTY(40) CLASS 1A BICYCLE SPACES IN AN ACCESSIBLE ROUTE WITH VACANT COMMERCIAL SPACE AT THE GROUND FLOOR LEVEL AND RESIDENTIAL AMENITY SPACE (SEPARATE U&O & CO REQ?D PRIOR TO OCCUPANCY). **AMENDMENT TO RECONFIGURE VACANT FIRST-FLOOR COMMERCIAL SPACE** Amend permit on 3/1/21 to construct horizontal exits to meet exception 1009.2.1 and remove standby power."},{"number":"1055043","date":"2020-09-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"APPLICATION IS FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE; FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE (75' HIGH) WITH MEZZANINE, ROOF DECK ACCESSED BY A PILOTHOUSE WITH ELEVATOR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2022-004665","date":"2022-05-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Foundation"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"274264","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"REDEVELOPMENT AUTHORITY OF","legalName":"REDEVELOPMENT AUTHORITY OF","address":"1000 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"915003","type":"Rental","status":"Active","businessName":"Zain Development One LLC","legalName":"Zain Development One LLC","address":"1000 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":112,"issuedDate":"2023-01-23","latestIssueDate":"2025-12-24","expirationDate":"2027-01-22","inactiveDate":null}],"licenseActivity":[{"number":"915003","type":"Rental","businessName":"Zain Development One LLC","legalName":"Zain Development One LLC","issuedDate":"2023-01-23","latestIssueDate":"2025-12-24","closureDate":null,"expirationDate":"2027-01-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"274264","type":"Vacant Residential Property / Lot","businessName":"REDEVELOPMENT AUTHORITY OF","legalName":"REDEVELOPMENT AUTHORITY OF","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":112,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1055043: Completed · Granted with conditions; related permit 1055043.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #274264: 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":"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 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/"}],"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/"}]}