{"asOf":"2026-07-30T18:54:54.672Z","block":"100-199 S 46TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-s-46th-st","address":"115-23 S 46TH ST","parcelNumber":"881214920","source":"https://property.phila.gov/?p=881214920","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"817","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"DET MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"VIHSAT V LLC","coOwner":null,"marketValue":425000,"landAssessment":85000,"improvementAssessment":340000,"livableArea":9652,"yearBuilt":1925,"lastSale":{"price":605000,"date":"2013-05-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"709112","date":"2007-09-25","code":"PM-504.3/20","title":"WATER HTR 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INSP","status":"FAILED"},{"caseNumber":"137542","date":"2007-12-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"129528","date":"2008-04-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"137542","date":"2008-04-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"406382","date":"2013-10-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"406382","date":"2013-11-12","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":3,"passes":0},{"y":2008,"fails":0,"passes":2},{"y":2013,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95644642191777,"lng":-75.21326651640071,"geom":{"type":"Polygon","coordinates":[[[-75.213315003,39.956610511],[-75.213154764,39.956590283],[-75.213217457,39.95628227],[-75.213378811,39.956303457],[-75.213315003,39.956610511]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-002501","type":"Sprinkler Certification","inspectionDate":"2023-12-15","result":"Certified","expirationDate":"2024-12-15","buildingId":"1472003"},{"number":"BC-2024-002604","type":"Fire Alarm Certification","inspectionDate":"2024-01-02","result":"Certified","expirationDate":"2025-01-02","buildingId":"1472003"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":2,"lotArea":4826,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"7320 AUSTIN ST #2F, FOREST HILLS NY, 11375","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":469400,"taxable":469400,"land":32410,"improvement":436990,"taxableLand":32410,"taxableImprovement":436990,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":469400,"taxable":469400,"land":32410,"improvement":436990,"taxableLand":32410,"taxableImprovement":436990,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":352200,"taxable":352200,"land":105660,"improvement":246540,"taxableLand":105660,"taxableImprovement":246540,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":362700,"taxable":362700,"land":108810,"improvement":253890,"taxableLand":108810,"taxableImprovement":253890,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":365400,"taxable":365400,"land":109620,"improvement":255780,"taxableLand":109620,"taxableImprovement":255780,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":365400,"taxable":365400,"land":109620,"improvement":255780,"taxableLand":109620,"taxableImprovement":255780,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":365400,"taxable":365400,"land":109620,"improvement":255780,"taxableLand":109620,"taxableImprovement":255780,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":425000,"taxable":425000,"land":127500,"improvement":297500,"taxableLand":127500,"taxableImprovement":297500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":425000,"taxable":425000,"land":127500,"improvement":297500,"taxableLand":127500,"taxableImprovement":297500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":425000,"taxable":425000,"land":127500,"improvement":297500,"taxableLand":127500,"taxableImprovement":297500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":425000,"taxable":425000,"land":127500,"improvement":297500,"taxableLand":127500,"taxableImprovement":297500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":425000,"taxable":425000,"land":85000,"improvement":340000,"taxableLand":85000,"taxableImprovement":340000,"exemptLand":0,"exemptImprovement":0}],"taxNow":5949,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"62679","date":"2007-03-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-03-16","scope":"117 S. 46TH ST. 10 CHILDREN AND 119 S. 46TH 10 CHILDREN, PREP AND SERVE FOOD"},{"number":"63886","date":"2007-04-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"CERTIFICATE OF OCCUPANCY"},{"number":"211302","date":"2009-04-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-04-17","scope":"DAYCARE FACILITY IN SPACE 117 AND IN SPACE 119 EACH SPACE FOR A MAXIMUM OF 20 CHILDREN WITH NO MORE THAN 10 CHILDREN UNDER THE AGE OF 2.5. PREP AND SERVE FOOD. LESS THAN 24HR CAREIN THE SAME BUILDING WITH A BEAUTY SALON - FIRST FLOOR SPACE 121 AND VACANT SPACE 123 -FIRST FLOOR AND FIVE EXISTING APARTMENTS - 2ND FLOOR 115 THROUGH 123 S. 46TH STREET"},{"number":"214009","date":"2009-05-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-06-25","scope":"REPLACE 20 FT PVC PIPE ONLY"},{"number":"211539","date":"2009-08-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2010-11-01","scope":"NEW EXTERIOR HANDICAP ACCESSIBLE RAMP FOR SPACE 117 AS PER PLANS."},{"number":"235551","date":"2009-10-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-11-04","scope":"TEMP C.O"},{"number":"265096","date":"2010-08-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-05-01","scope":"INTERIOR ALTERATIONS / FIT-OUT TO INCLUDE CERTIFICATE OF OCCUPANCY AND L.O. FOR GROUND FLOOR RESTAURANT: 30 PATRONS MIN. 50 PATRONS MAX."},{"number":"235575","date":"2011-07-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":"2012-04-10","scope":"TO AMEND PREVIOUS PERMIT #211539 TO REPLACE EXTERIOR HANDICAP RAMP WITH A REMOVABLE RAMP FOR SPACE 117 AS PER AAB VARIANCE #490743. CALL BUTTON SHALL BE MOUNTED ADJACENT TO THE ENTRY DOOR WITHIN ALLOWABLE REACH RANGE OF THE SIDEWALK AS PER AAB VARIANCE."},{"number":"527349","date":"2014-05-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-05-19","scope":"CERTIFICATE OF OCCUPANCY FOR DAYCARE WITH NO CHANGE IN USE OCCURING AND NO CONSTRUCTION OCCURING. COMPLIANCE WITH THE PHILA. PROPERTY MAINTENANCE CODE AND FIRE CODES REQ'D PRIOR TO ISSUANCE OF CERTIFICATE."},{"number":"550999","date":"2014-12-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-12-22","scope":"BUILDING WHEEL CHAIR RAMP"},{"number":"551000","date":"2014-12-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-03","scope":"FOR ALTERATIONS TO AN EXISTING SPACE TO INCLUDE THE INSTALLATION OF AN ACCESSIBLE RAMP, BATHROOM INSTALLATIONS (TO INCLUDE ONE (1) ACCESSIBLE FACILITY), ACCESSIBLE SERVICE COUNTER, INTERIOR PARTITION INSTALLATIONS, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2009, COMPLIANCE PATH: WORK-AREA METHOD: LVL II ALTERATIONS) SEPARATE PERMITS TO BE REQUIRED FOR MECHANICAL, PLUMBING, AND ELECTRICAL ALTERATIONS."},{"number":"919762","date":"2018-10-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-13","scope":"UNDER EXT BOX REPLACEMENT INSTALLATION OF 1\" WATER SERVICE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Use"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2009,"k":"permit","w":"Administrative"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"266855","type":"Rental","status":"Inactive","businessName":"ERIC WESTBROOK","legalName":"ERIC WESTBROOK","address":"115-23 S 46TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-03-22","latestIssueDate":"2004-03-22","expirationDate":"2006-02-28","inactiveDate":"2009-03-27"},{"number":"471906","type":"Rental","status":"Inactive","businessName":"2ND CHANCE REALTY LLC","legalName":"2ND CHANCE REALTY LLC","address":"115-23 S 46TH ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2009-04-23","latestIssueDate":"2012-03-14","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"593041","type":"Rental","status":"Inactive","businessName":"VIHSAT V LLC","legalName":"VIHSAT V LLC","address":"115-23 S 46TH ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2013-05-09","latestIssueDate":"2016-04-21","expirationDate":"2016-02-29","inactiveDate":"2015-04-29"},{"number":"631971","type":"Food Preparing and Serving","status":"Inactive","businessName":"KELLIE BARNES (THE LEARNING TREE ACADEMY)","legalName":"KELLIE BARNES","address":"115-23 S 46TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-06-16","latestIssueDate":"2015-05-20","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"}],"licenseActivity":[{"number":"631971","type":"Food Preparing and Serving","businessName":"KELLIE BARNES (THE LEARNING TREE ACADEMY)","legalName":"KELLIE BARNES","issuedDate":"2014-06-16","latestIssueDate":"2015-05-20","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"593041","type":"Rental","businessName":"VIHSAT V LLC","legalName":"VIHSAT V LLC","issuedDate":"2013-05-09","latestIssueDate":"2016-04-21","closureDate":"2015-04-29","expirationDate":"2016-02-29","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"471906","type":"Rental","businessName":"2ND CHANCE REALTY LLC","legalName":"2ND CHANCE REALTY LLC","issuedDate":"2009-04-23","latestIssueDate":"2012-03-14","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"266855","type":"Rental","businessName":"ERIC WESTBROOK","legalName":"ERIC WESTBROOK","issuedDate":"2004-03-22","latestIssueDate":"2004-03-22","closureDate":"2009-03-27","expirationDate":"2006-02-28","inactiveDate":"2009-03-27","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #62679: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 63886 (EXPIRED), 211539 (EXPIRED), 235575 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Dec 15, 2024; Fire Alarm Certification: Certified through Jan 2, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 12, 2013.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #631971: Inactive since Jun 29, 2016","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":"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 15 historical violations across 3 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/"}],"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/"}]}