{"asOf":"2026-07-28T16:48:58.626Z","block":"3400-3499 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-lancaster-ave","address":"3400L LANCASTER AVE","parcelNumber":"881111120","source":"https://property.phila.gov/?p=881111120","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CE0","buildingCodeNew":"613","buildingClass":"APTS DORMITORY MASONRY","buildingClassNew":"COLLEGES & UNIVERSITY","useLabel":"Apartment building","owner":"ACC OP LLC","coOwner":null,"marketValue":96985600,"landAssessment":19397100,"improvementAssessment":77588500,"livableArea":552275,"yearBuilt":2014,"lastSale":{"price":1,"date":"2013-08-30T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.957207587465845,"lng":-75.19190656785894,"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":26,"lotArea":1,"zoning":"CMX3","grade":"A+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"12700 HILL COUNTRY BLVD, AUSTIN TX, 78738","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45336200,"taxable":0,"land":0,"improvement":45336200,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":45336200},{"y":2017,"v":69748000,"taxable":0,"land":0,"improvement":69748000,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":69748000},{"y":2018,"v":113445200,"taxable":0,"land":0,"improvement":113445200,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":113445200},{"y":2019,"v":116848500,"taxable":0,"land":0,"improvement":116848500,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":116848500},{"y":2020,"v":118799800,"taxable":0,"land":0,"improvement":118799800,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":118799800},{"y":2021,"v":118799800,"taxable":0,"land":0,"improvement":118799800,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":118799800},{"y":2022,"v":118799800,"taxable":0,"land":0,"improvement":118799800,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":118799800},{"y":2023,"v":118799800,"taxable":0,"land":0,"improvement":118799800,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":118799800},{"y":2024,"v":118799800,"taxable":0,"land":0,"improvement":118799800,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":118799800},{"y":2025,"v":118799800,"taxable":0,"land":0,"improvement":118799800,"taxableLand":0,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":118799800},{"y":2026,"v":118799800,"taxable":118799800,"land":0,"improvement":118799800,"taxableLand":0,"taxableImprovement":118799800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":96985600,"taxable":96985600,"land":19397100,"improvement":77588500,"taxableLand":19397100,"taxableImprovement":77588500,"exemptLand":0,"exemptImprovement":0}],"taxNow":1662960,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"699467","date":"2016-06-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-11-15","scope":"RELOCATE 43 SPRINKLERS IN STORE #37-2643"},{"number":"ZP-2023-010380","date":"2023-11-05","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-01-25","scope":"FOR FACE CHANGE OF THE EXISTING ONE (1) ILLUMINATED FLAT WALL SIGN ON EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"GP-2023-009969","date":"2023-12-04","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-01-25","scope":"FOR THE ERECTION OF ONE FLAT WALL SIGN AS PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Suppression"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"706248","type":"Rental","status":"Inactive","businessName":"AMERICAN CAMPUS COMMUNITIES OPERATING..","legalName":"AMERICAN CAMPUS COMMUNITIES OPERATING..","address":"3400L LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":351,"issuedDate":"2016-06-27","latestIssueDate":"2022-10-14","expirationDate":"2023-06-26","inactiveDate":"2023-08-25"},{"number":"716500","type":"Food Preparing and Serving","status":"Inactive","businessName":"DREXEL PIZZA( BLAZE PIZZA)","legalName":"DREXEL PIZZA( BLAZE PIZZA)","address":"3400L LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-10-13","latestIssueDate":"2022-09-20","expirationDate":"2023-10-12","inactiveDate":"2023-12-11"}],"licenseActivity":[{"number":"716500","type":"Food Preparing and Serving","businessName":"DREXEL PIZZA( BLAZE PIZZA)","legalName":"DREXEL PIZZA( BLAZE PIZZA)","issuedDate":"2016-10-13","latestIssueDate":"2022-09-20","closureDate":"2023-12-11","expirationDate":"2023-10-12","inactiveDate":"2023-12-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"706248","type":"Rental","businessName":"AMERICAN CAMPUS COMMUNITIES OPERATING..","legalName":"AMERICAN CAMPUS COMMUNITIES OPERATING..","issuedDate":"2016-06-27","latestIssueDate":"2022-10-14","closureDate":"2023-08-25","expirationDate":"2023-06-26","inactiveDate":"2023-08-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"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":"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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #716500: Inactive since Dec 11, 2023","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 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/"}]}