{"asOf":"2026-07-26T05:28:10.065Z","block":"900-999 N MARSHALL ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-n-marshall-st","address":"944-46 N MARSHALL ST","parcelNumber":"881146008","source":"https://property.phila.gov/?p=881146008","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"830","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"944 MARSHALL ST LLC","coOwner":null,"marketValue":1380900,"landAssessment":276100,"improvementAssessment":1104800,"livableArea":8880,"yearBuilt":2018,"lastSale":{"price":70000,"date":"2017-01-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"535838","date":"2007-04-03","code":"PM-308.1/1","title":"ROOF DETERIORATED 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CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"512776","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-12-04","completedDate":"2016-03-22","violations":[{"number":"3789134","date":"2015-12-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3789135","date":"2015-12-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT 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Certification","inspectionDate":"2025-08-05","result":"Certified","expirationDate":"2026-08-05","buildingId":"1544727"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":4,"lotArea":2442,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"117 SPRING GARDEN ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR SIX (6) FAMILY DWELLING IN AN ATTACHED STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2016-06-08","number":"27622","relatedPermit":"675540"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":6,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":28100,"taxable":28100,"land":28100,"improvement":0,"taxableLand":28100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":28100,"taxable":28100,"land":28100,"improvement":0,"taxableLand":28100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1350000,"taxable":135000,"land":135000,"improvement":1215000,"taxableLand":135000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1215000},{"y":2021,"v":1350000,"taxable":135000,"land":135000,"improvement":1215000,"taxableLand":135000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1215000},{"y":2022,"v":1350000,"taxable":135000,"land":135000,"improvement":1215000,"taxableLand":135000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1215000},{"y":2023,"v":1350000,"taxable":135000,"land":135000,"improvement":1215000,"taxableLand":135000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1215000},{"y":2024,"v":1350000,"taxable":135000,"land":135000,"improvement":1215000,"taxableLand":135000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1215000},{"y":2025,"v":1350000,"taxable":135000,"land":135000,"improvement":1215000,"taxableLand":135000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1215000},{"y":2026,"v":1350000,"taxable":135000,"land":135000,"improvement":1215000,"taxableLand":135000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1215000},{"y":2027,"v":1380900,"taxable":276100,"land":276100,"improvement":1104800,"taxableLand":276100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1104800}],"taxNow":1890,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"660414","date":"2016-02-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-02-23","scope":"ERECTION OF A 4 STORY STRUCTURE WITH CELLAR; FRONT BAYS; ROOF DECK OVER AND A STAIRPENT TO ACCESS ROOF DECK FOR USE AS ONE RETAIL SPACE AND (4) APARTMENTS"},{"number":"660416","date":"2016-02-23","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-07-19","scope":"NEW CONSTRUCTION 4 STORY STRUCTURE. COMMERCIAL PARTIAL 1ST FLOOR 100% FRONTAGE AND 4 DWELLING UNITS. BUILDING TO BE FULLY SPRINKLERED. 13/13R. ADDITIONAL PERMITS REQ: ELECTRICAL ,PLUMBING, HVAC, SPRINKLER,SIGNS, CO FOR VACANT COMMERCIAL GROUND LEVEL."},{"number":"688328","date":"2016-06-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-22","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING FOR A 3-STORY BUILDING WITH PILOT HOUSE ON THE ROOF. (1) COMMERCIAL SPACE IN THE BASEMENT & PARTIAL 1ST FLOOR AND (4) DWELLING UNIT ON THE PARTIAL 1ST, 2ND & 3RD FLOORS.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING, CODE, 2004.A SEPARATE PERMIT IS REQUIRED FOR THE 5\" SANITARY SEWER AND THE 2\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS. A SEPARATE PERMIT IS REQUIRED FOR THE 2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY."},{"number":"675540","date":"2016-06-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-28","scope":"FOR SIX (6) FAMILY DWELLING IN AN ATTACHED STRUCTURE."},{"number":"751433","date":"2017-01-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-20","scope":"INSTALL A NEW 5\" LATERAL,CURB TRAP,FAI,2\" DOMESTIC WATER SERVICE PA20170102110 (MIXED USE) ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"759104","date":"2017-03-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-24","scope":"FOR ERECTION OF AN ADDITION ON THE NORTH REAR SIDE OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION. FOR USE AS SIX (6) FAMILY DWELLING UNITS AS PREVIOUSLY APPROVED IN AN ATTACHED STRUCTURE."},{"number":"772658","date":"2017-05-25","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-11-17","scope":"FOR THE ERECTION OF A FOUR STORY ADDITION TO AN EXISTING ATTACHED STRUCTURE FOR USE AS A MULTI-FAMILY DWELLING (6 UNITS). BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AN FIRE SUPPRESSION WORK."},{"number":"790702","date":"2017-06-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-11","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"793140","date":"2017-07-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-11-17","scope":"FOR THE INSTALLATION OF NEW FIRE SUPPRESSION SYSTEM THROUGHOUT DESIGN PER NFPA 13R STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"790275","date":"2017-07-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-11","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING OF A 4-STORY ADDITION TO AN EXISTING STRUCTURE, WITH (6) DWELLING UNITS. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004.A BACKFLOW PREVENTION CONTAINMENT ASSEMBLY IS REQUIRED ON THE MAIN DOMESTIC WATER SUPPLY, PER CODE SECTION P-806.2."},{"number":"791376","date":"2017-07-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-17","scope":"INSTALL 600AMP MAIN SERVICE,7 GANG METER MODULE, METER AND GROUNDING ALL WIRING THROUGHOUT RECEPTS,SWITCHES,LIGHTS,SMOKES/CO DETECTOR,PHONE & CABLE TV WIRING AS PER 2008 NEC (CC DISTRICT) INSTALL A COMPLETE FIRE ALARM SYSTEM THROUGHOUT AS PER NFPA 72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"land","p":72000},{"y":2017,"k":"land","p":72000},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Addition"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"758950","type":"Rental","status":"Active","businessName":"944 Marshall st llc","legalName":"944 Marshall st llc","address":"944-46 N MARSHALL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2017-12-05","latestIssueDate":"2026-01-27","expirationDate":"2026-12-04","inactiveDate":null}],"licenseActivity":[{"number":"758950","type":"Rental","businessName":"944 Marshall st llc","legalName":"944 Marshall st llc","issuedDate":"2017-12-05","latestIssueDate":"2026-01-27","closureDate":null,"expirationDate":"2026-12-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 4704% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $28,100 to $1,350,000","no permit shown in 2019-2021"],"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 #27622: OPEN · Granted; related permit 675540. Use permit #660414: 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 18 historical violations across 9 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Aug 5, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}