{"asOf":"2026-07-23T17:13:25.534Z","block":"5300-5399 CEDAR AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5300-5399-cedar-ave","address":"5352-54 CEDAR AVE","parcelNumber":"881450860","source":"https://property.phila.gov/?p=881450860","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"X50","buildingCodeNew":"804","buildingClass":"HOTEL/RM HSE 3 STY MASON","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Hotel","owner":"MJS REAL ESTATE, LLC","coOwner":null,"marketValue":759700,"landAssessment":75900,"improvementAssessment":683800,"livableArea":4740,"yearBuilt":1915,"lastSale":{"price":280000,"date":"2021-02-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"4401064","date":"2017-07-27","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"596424","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-07-28","completedDate":"2017-09-20","violations":[{"number":"4401064","date":"2017-07-27","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"596424","date":"2017-07-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"596424","date":"2017-09-14","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95063739789317,"lng":-75.23044563616315,"geom":{"type":"Polygon","coordinates":[[[-75.230425779,39.950478409],[-75.230530626,39.950491995],[-75.230467236,39.950795198],[-75.230359458,39.950781595],[-75.230425779,39.950478409]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-026665","type":"Fire Alarm Certification","inspectionDate":"2025-10-10","result":"Certified","expirationDate":"2026-10-10","buildingId":"1439238"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":3360,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"215 S FAIRVIEW AVE, UPPER DARBY PA, 19082","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":55200,"taxable":0,"land":19097,"improvement":36103,"taxableLand":0,"taxableImprovement":0,"exemptLand":19097,"exemptImprovement":36103},{"y":2017,"v":55200,"taxable":0,"land":19097,"improvement":36103,"taxableLand":0,"taxableImprovement":0,"exemptLand":19097,"exemptImprovement":36103},{"y":2018,"v":93400,"taxable":0,"land":23350,"improvement":70050,"taxableLand":0,"taxableImprovement":0,"exemptLand":23350,"exemptImprovement":70050},{"y":2019,"v":96200,"taxable":0,"land":24050,"improvement":72150,"taxableLand":0,"taxableImprovement":0,"exemptLand":24050,"exemptImprovement":72150},{"y":2020,"v":96200,"taxable":0,"land":24050,"improvement":72150,"taxableLand":0,"taxableImprovement":0,"exemptLand":24050,"exemptImprovement":72150},{"y":2021,"v":96200,"taxable":0,"land":24050,"improvement":72150,"taxableLand":0,"taxableImprovement":0,"exemptLand":24050,"exemptImprovement":72150},{"y":2022,"v":96200,"taxable":96200,"land":24050,"improvement":72150,"taxableLand":24050,"taxableImprovement":72150,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":96200,"taxable":96200,"land":24050,"improvement":72150,"taxableLand":24050,"taxableImprovement":72150,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":96200,"taxable":96200,"land":24050,"improvement":72150,"taxableLand":24050,"taxableImprovement":72150,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":529400,"taxable":52900,"land":52900,"improvement":476500,"taxableLand":52900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":476500},{"y":2026,"v":529400,"taxable":529400,"land":52900,"improvement":476500,"taxableLand":52900,"taxableImprovement":476500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":759700,"taxable":759700,"land":75900,"improvement":683800,"taxableLand":75900,"taxableImprovement":683800,"exemptLand":0,"exemptImprovement":0}],"taxNow":7411,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2020-011061","date":"2021-05-17","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-12-02","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. Separate Streets Department permit required for sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-008412","date":"2022-08-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY 3RD FLOOR. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2022-006796","date":"2023-06-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS TO THE EXISITNG ATTACHED STRUCTURE AND THE ERECTION OF A THIRD STORY ADDTION ABOVE. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING CONTAINING SIX (6) DWELLING UNITS. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, THE ERECTION OF RATED ASSEMBLIES, PROVIDE FINISHES/FURNISHINGS, THE SISTERING OF EXISITNG JOISTS, AND THE RELOCATION OF THE EXISTING STAIRWAYS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ASBESTOS REMOVAL REQUIRED PRIOR TO THE START OF WORK"},{"number":"FP-2024-001987","date":"2024-10-02","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-06","scope":"Rough-In Permit for FP-2024-001985 New wet sprinkler system for apartment building."},{"number":"EP-2024-009805","date":"2024-11-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-20","scope":"Install WIRING FOR 6 apartments ,110V interconnected smoke alarms . Install class B fire alarm system . Install 400 amp service . All em/exit lighting. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. **SEE SYSTEM SENSOR LF SOUNDER RECALL SHEET FOR MODEL # **"},{"number":"MP-2024-004729","date":"2024-12-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC EQUIPMENT, APPLICANCES, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"PP-2024-014633","date":"2025-01-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"(8) FULL BATHS, KITCHEN SINKS, (2) AREA DRAINS, (6) HUB DRAINS, (2) HOT WATER HEATERS, BACKFLOW PREVENTER FOR DOMESTIC LINE, (2) HOSE BIBBS, (6) KITCHEN SINKS, NEW WATER AND SEWER SERVICE, CURB, & TRAP. OTHERS INCLUDE: (6) WASHING MACHINES, (6) REFRIGERATORS (CONNECTION BOX) & (6) GARBAGE DISPOSALS"},{"number":"FP-2024-001985","date":"2025-03-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 44% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $529,400 to $759,700","no permit shown in 2026-2028"],"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":"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: CP-2022-006796 (Issued), MP-2024-004729 (Issued), PP-2024-014633 (Issued), FP-2024-001985 (Issued).","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 14, 2017.","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":"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 1 historical violation across 1 case.","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 Oct 10, 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/"}]}