{"asOf":"2026-07-31T09:57:34.840Z","block":"800-899 CHRISTIAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-christian-st","address":"823 CHRISTIAN ST","parcelNumber":"881560405","source":"https://property.phila.gov/?p=881560405","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"VJS LAND LLC","coOwner":null,"marketValue":574300,"landAssessment":114800,"improvementAssessment":459500,"livableArea":3060,"yearBuilt":1920,"lastSale":{"price":333333,"date":"2012-11-01T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.939002719459516,"lng":-75.15729185766897,"geom":{"type":"Polygon","coordinates":[[[-75.157279455,39.938912702],[-75.157340429,39.938929167],[-75.157305698,39.93908866],[-75.157242903,39.939080559],[-75.157279455,39.938912702]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-025770","type":"Fire Alarm Certification","inspectionDate":"2024-09-19","result":"Certified","expirationDate":"2025-09-19","buildingId":"1420855"},{"number":"BC-2025-025530","type":"Fire Alarm Certification","inspectionDate":"2025-08-29","result":"Certified","expirationDate":"2026-08-29","buildingId":"1420855"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":1076,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1236 MADISON DR, YARDLEY PA, 19067","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a five (5) family (multi-family) household living in an existing structure/s.","status":"Completed","outcome":"Granted","date":"2024-07-09","number":"ZP-2023-013621","relatedPermit":"ZP-2023-013621"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":405000,"taxable":405000,"land":24702,"improvement":380298,"taxableLand":24702,"taxableImprovement":380298,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":405000,"taxable":405000,"land":24702,"improvement":380298,"taxableLand":24702,"taxableImprovement":380298,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":479700,"taxable":479700,"land":143910,"improvement":335790,"taxableLand":143910,"taxableImprovement":335790,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":494000,"taxable":494000,"land":148200,"improvement":345800,"taxableLand":148200,"taxableImprovement":345800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":495200,"taxable":495200,"land":148560,"improvement":346640,"taxableLand":148560,"taxableImprovement":346640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":495200,"taxable":495200,"land":148560,"improvement":346640,"taxableLand":148560,"taxableImprovement":346640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":495200,"taxable":495200,"land":148560,"improvement":346640,"taxableLand":148560,"taxableImprovement":346640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":495200,"taxable":495200,"land":148560,"improvement":346640,"taxableLand":148560,"taxableImprovement":346640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":495200,"taxable":495200,"land":148560,"improvement":346640,"taxableLand":148560,"taxableImprovement":346640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":525000,"taxable":525000,"land":157500,"improvement":367500,"taxableLand":157500,"taxableImprovement":367500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":525000,"taxable":525000,"land":157500,"improvement":367500,"taxableLand":157500,"taxableImprovement":367500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":574300,"taxable":574300,"land":114800,"improvement":459500,"taxableLand":114800,"taxableImprovement":459500,"exemptLand":0,"exemptImprovement":0}],"taxNow":7349,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"666989","date":"2016-02-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-05","scope":"REPLACE HOUSE TRAP AND FRESH AIR INLET (SFD)PA20160320526 SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2023-013621","date":"2024-06-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"AP-2024-005653","date":"2024-09-03","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-10-01","scope":"FOR THE DOCUMENTATIONS OF A CERTIFICATE OF OCCUPANCY FOR MULTI-FAMILY (5 UNITS) DWELLING. **************NO WORK APPROVED ON THIS APPLICATION. ******************************************"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"sale","p":333333.33},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":false,"licenses":[{"number":"895477","type":"Rental","status":"Revoked","businessName":"VJS LAND LLC","legalName":"VJS LAND LLC","address":"823 CHRISTIAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2022-05-17","latestIssueDate":"2023-06-03","expirationDate":"2024-05-16","inactiveDate":null}],"licenseActivity":[{"number":"895477","type":"Rental","businessName":"VJS LAND LLC","legalName":"VJS LAND LLC","issuedDate":"2022-05-17","latestIssueDate":"2023-06-03","closureDate":"2024-05-16","expirationDate":"2024-05-16","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["2 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-013621: Completed · Granted; related permit ZP-2023-013621.","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 29, 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/"}]}