{"asOf":"2026-07-29T17:32:09.686Z","block":"1800-1899 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-s-20th-st","address":"1827-29 S 20TH ST","parcelNumber":"881146227","source":"https://property.phila.gov/?p=881146227","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"ROSTOM REAL ESTATE CALIFORNIA II LLC","coOwner":null,"marketValue":1062400,"landAssessment":212400,"improvementAssessment":850000,"livableArea":7389,"yearBuilt":2017,"lastSale":{"price":2100000,"date":"2022-02-23T05:00:00Z"},"openViolations":0,"violations":[{"number":"851707","date":"2008-02-26","code":"CP-01","title":"CLIP VIOLATION 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INSP","status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92835379274229,"lng":-75.17844007884851,"geom":{"type":"Polygon","coordinates":[[[-75.17831286,39.928388849],[-75.178334544,39.928288877],[-75.178567181,39.928317758],[-75.178544169,39.928419618],[-75.17831286,39.928388849]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-023329","type":"Fire Alarm Certification","inspectionDate":"2024-06-26","result":"Certified","expirationDate":"2025-06-26","buildingId":"1543480"},{"number":"BC-2024-023328","type":"Sprinkler Certification","inspectionDate":"2024-06-26","result":"Certified","expirationDate":"2025-06-26","buildingId":"1543480"},{"number":"BC-2024-019988","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-07-09","result":"Certified","expirationDate":"2025-07-09","buildingId":"1543480"},{"number":"BC-2025-017428","type":"Fire Alarm Certification","inspectionDate":"2025-06-26","result":"Certified","expirationDate":"2026-06-26","buildingId":"1543480"},{"number":"BC-2025-017427","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-06-26","result":"Certified","expirationDate":"2026-06-26","buildingId":"1543480"},{"number":"BC-2025-017426","type":"Sprinkler Certification","inspectionDate":"2025-06-26","result":"Certified","expirationDate":"2026-06-26","buildingId":"1543480"},{"number":"BC-2025-020854","type":"Sprinkler Certification","inspectionDate":"2025-08-05","result":"Certified","expirationDate":"2026-08-05","buildingId":"1543480"},{"number":"BC-2026-019219","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-06-22","result":"Certified","expirationDate":"2027-06-22","buildingId":"1543480"},{"number":"BC-2026-019216","type":"Sprinkler Certification","inspectionDate":"2026-06-22","result":"Certified","expirationDate":"2027-06-22","buildingId":"1543480"},{"number":"BC-2026-019218","type":"Fire Alarm Certification","inspectionDate":"2026-06-22","result":"Certified","expirationDate":"2027-06-22","buildingId":"1543480"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":3,"lotArea":2393,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"301 WESTCHESTER DR, WARREN OH, 44484","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR ERECTION OF AN ATTACHED STRUCTURE (NTE 38' HIGH); FOR THE ERECTION OF A PILOT HOUSE (ROOF MAINTENANCE ACCESS ONLY); FOR THE ERECTION OF CANTILEVER BAY   AT 2ND AND 3RD FLOOR ON FRONT, REAR AND SIDE OF THE BUILDING FOR A MULTI-FAM","status":"OPEN","outcome":"Granted with conditions","date":"2015-06-09","number":"24436","relatedPermit":"582650"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":23800,"taxable":23800,"land":23800,"improvement":0,"taxableLand":23800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":23800,"taxable":23800,"land":23800,"improvement":0,"taxableLand":23800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":23800,"taxable":23800,"land":23800,"improvement":0,"taxableLand":23800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1400000,"taxable":140000,"land":140000,"improvement":1260000,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1260000},{"y":2021,"v":1400000,"taxable":140000,"land":140000,"improvement":1260000,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1260000},{"y":2022,"v":1400000,"taxable":140000,"land":140000,"improvement":1260000,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1260000},{"y":2023,"v":1400000,"taxable":140000,"land":140000,"improvement":1260000,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1260000},{"y":2024,"v":1400000,"taxable":140000,"land":140000,"improvement":1260000,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1260000},{"y":2025,"v":1400000,"taxable":140000,"land":140000,"improvement":1260000,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1260000},{"y":2026,"v":1400000,"taxable":140000,"land":140000,"improvement":1260000,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1260000},{"y":2027,"v":1062400,"taxable":212400,"land":212400,"improvement":850000,"taxableLand":212400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":850000}],"taxNow":1960,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"582650","date":"2016-01-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":null},{"number":"671307","date":"2016-03-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-06-26","scope":"NEW CONSTRUCTION OF A THREE (3) STORY SIX (6) FAMILY DWELLING WITH PILOT HOUSE (FOR ROOF MAINTENANCE ACCESS ONLY, NO ROOF DECK) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA PROFESSIONAL ENGINEER AT ALL TIMES* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"684657","date":"2016-04-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-27","scope":"INSTALL 6 HEAT PUMPS WITH DUCTWORK (6-FAMILY DWELLING). ALL SELF CONTAINED UNITS."},{"number":"685244","date":"2016-06-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-23","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING FOR A 3-STORY BUILDING WITH A PILOT HOUSE ON THE ROOF WITH (6) DWELLING UNITS. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"684683","date":"2016-06-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-07-07","scope":"NEW CONSTRUCTION: EXTERIOR PLUMBING FOR A 3-STORY BUILDING WITH A PILOT HOUSE ON THE ROOF WITH (6) DWELLING UNITS. CURB TRAP, FAI, 6\" COMBINED SEWER LATERAL & 1-1/2\" DOMESTIC WATER LINE \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION."},{"number":"703745","date":"2016-07-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-04-28","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM WITH 2\" FIRE SERVICE AND 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"721531","date":"2016-10-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-12","scope":"INSTALL 600AMP MAIN ELECTRICAL SYSTEM WITH 7 METERS AND NEW WIRING WITH OUTLETS,SWITCHES,LIGHTS,SMOKES AND CO DETECTORS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"725775","date":"2016-12-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-26","scope":"INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA72 (SOUTH DISTRICT)"}],"storyTag":"New construction","storyDelta":0.4,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2018,"k":"land","p":400000},{"y":2018,"k":"sale","p":1500000},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"sale","p":2100000}],"rented":true,"licenses":[{"number":"781959","type":"Rental","status":"Closed","businessName":"ARSENS 1827 20TH LLC","legalName":"ARSENS 1827 20TH LLC","address":"1827-29 S 20TH ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2018-07-02","latestIssueDate":"2019-05-17","expirationDate":"2020-07-01","inactiveDate":"2020-08-30"},{"number":"842267","type":"Rental","status":"Closed","businessName":"ARSENS 1827 20TH, LLC","legalName":"ARSENS 1827 20TH, LLC","address":"1827-29 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2020-05-19","latestIssueDate":"2021-04-12","expirationDate":"2022-05-18","inactiveDate":null},{"number":"913022","type":"Rental","status":"Active","businessName":"Rostom Real Estate-California II,LLc (rental)","legalName":"Rostom Real Estate-California II,LLc","address":"1827-29 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2022-12-22","latestIssueDate":"2026-01-04","expirationDate":"2026-12-21","inactiveDate":null}],"licenseActivity":[{"number":"913022","type":"Rental","businessName":"Rostom Real Estate-California II,LLc (rental)","legalName":"Rostom Real Estate-California II,LLc","issuedDate":"2022-12-22","latestIssueDate":"2026-01-04","closureDate":null,"expirationDate":"2026-12-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"842267","type":"Rental","businessName":"ARSENS 1827 20TH, LLC","legalName":"ARSENS 1827 20TH, LLC","issuedDate":"2018-07-02","latestIssueDate":"2021-04-12","closureDate":"2022-05-18","expirationDate":"2022-05-18","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-28","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 5782% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $23,800 to $1,400,000","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 #24436: OPEN · Granted with conditions; related permit 582650. Use permit #582650: 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (301 WESTCHESTER DR, WARREN OH, 44484).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 30, 2019.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 16 historical violations across 8 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":"Fire Alarm Certification: Certified through Jun 22, 2027; Sprinkler Certification: Certified through Jun 22, 2027; Emergency and Standby Power Systems Certification: Certified through Jun 22, 2027","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/"}]}