{"asOf":"2026-07-29T01:34:44.691Z","block":"100-199 S 43RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-s-43rd-st","address":"112 S 43RD ST","parcelNumber":"881617702","source":"https://property.phila.gov/?p=881617702","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"112 SOUTH 43RD STREET HOUSING LLC","coOwner":null,"marketValue":2619600,"landAssessment":261900,"improvementAssessment":2357700,"livableArea":7800,"yearBuilt":2022,"lastSale":{"price":1,"date":"2020-08-07T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95599767962183,"lng":-75.20879834122915,"geom":{"type":"Polygon","coordinates":[[[-75.208647166,39.955978512],[-75.208656005,39.95593483],[-75.208958379,39.955972478],[-75.208938842,39.956060236],[-75.208637557,39.956022064],[-75.208647166,39.955978512]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":null,"zoning":"CMX4","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"8 ASHWOOD CT, TRENTON NJ, 08648","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":625500,"taxable":208500,"land":208500,"improvement":417000,"taxableLand":208500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":417000},{"y":2022,"v":2085500,"taxable":208500,"land":208500,"improvement":1877000,"taxableLand":208500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1877000},{"y":2023,"v":2085500,"taxable":208500,"land":208500,"improvement":1877000,"taxableLand":208500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1877000},{"y":2024,"v":2085500,"taxable":208500,"land":208500,"improvement":1877000,"taxableLand":208500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1877000},{"y":2025,"v":2085500,"taxable":208500,"land":208500,"improvement":1877000,"taxableLand":208500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1877000},{"y":2026,"v":2085500,"taxable":208500,"land":208500,"improvement":1877000,"taxableLand":208500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1877000},{"y":2027,"v":2619600,"taxable":261900,"land":261900,"improvement":2357700,"taxableLand":261900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2357700}],"taxNow":2919,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"CP-2020-002811","date":"2020-09-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-07-26","scope":"FOR THE ERECTION OF AN FOUR STORY BUILDING WITH TWELVE DWELLING UNITS. BUILDING REQUIRED TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13R AND STANDPIPES INSTALLED IN EXIT STAIRS. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR M.E.P. AND FIRE SUPPRESSION WORK."},{"number":"EP-2020-008688","date":"2020-10-15","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-30","scope":"Rough-In Permit for EP-2020-008687 Install 1000a, 120/240v 1ph main service. Install 13 gang meter module,. Install all wiring throughout 12 apartments & common areas. Install fire alarm system throughout as per nfpa72. install cable tv wiring as per 2017 nec"},{"number":"MP-2020-004706","date":"2020-10-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-11-17","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING INSTALLATION OF (12) 1.5 TON 14 SEER HEAT PUMP SYSTEMS. ALL DUCTWORK WILL BE SELF CONTAINED IN EACH LIVING SPACE AS PER MECHANICAL PLANS."},{"number":"MP-2020-004670","date":"2020-11-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-12","scope":"FOR THE INSTALLATION OF HVAC APPLIANCE, REGISTERS, DIFFUSERS AND ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTUER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"EP-2020-008687","date":"2020-12-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-24","scope":"Install 1000a, 120/240v 1ph main service. Install 13 gang meter module,. Install all wiring throughout 12 apartments W/EM.LIGHTING AND 120V INTERCONNECTED SMOKE ALARMS & common areas as PER APPROVED DRAWINGS-2017 NEC. Install complete fire alarm system throughout w/ low frequency sound in all sleeping areas(living rms& bedrooms)as per 2016 nfpa72. install cable tv wiring as per 2017 nec"},{"number":"PP-2020-010596","date":"2020-12-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-12","scope":"New construction, interior & exterior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"FP-2021-000029","date":"2021-01-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-26","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR, NEW FIRE DEPARTMENT CONNECTION FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13R AND STANDPIPES PER NFPA 14 AS PER APPROVED PLANS AND CALCULATIONS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"876111","type":"Rental","status":"Active","businessName":"112 S. 43RD STREET HOUSING LLC","legalName":"112 S. 43RD STREET HOUSING LLC","address":"112 S 43RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":12,"issuedDate":"2021-08-26","latestIssueDate":"2026-05-12","expirationDate":"2026-08-25","inactiveDate":null}],"licenseActivity":[{"number":"876111","type":"Rental","businessName":"112 S. 43RD STREET HOUSING LLC","legalName":"112 S. 43RD STREET HOUSING LLC","issuedDate":"2021-08-26","latestIssueDate":"2026-05-12","closureDate":null,"expirationDate":"2026-08-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":12,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,085,500 to $2,619,600","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":"1 permit not marked completed: MP-2020-004706 (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":"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 (8 ASHWOOD CT, TRENTON NJ, 08648).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"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/"}],"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/"}]}