{"asOf":"2026-07-31T06:23:07.755Z","block":"3700-3799 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3700-3799-haverford-ave","address":"3716 HAVERFORD AVE","parcelNumber":"881818708","source":"https://property.phila.gov/?p=881818708","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":"CASSABLANCA INVESTORS LLC","coOwner":null,"marketValue":1811300,"landAssessment":181100,"improvementAssessment":1630200,"livableArea":6930,"yearBuilt":2018,"lastSale":{"price":255000,"date":"2017-07-13T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96328832034074,"lng":-75.19650988214268,"geom":{"type":"Polygon","coordinates":[[[-75.196441538,39.96315638],[-75.196530383,39.963146815],[-75.19657799,39.963420716],[-75.1964897,39.963429987],[-75.196441538,39.96315638]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-013793","type":"Sprinkler Certification","inspectionDate":"2023-04-12","result":"Certified","expirationDate":"2024-04-12","buildingId":"1549249"},{"number":"BC-2024-011725","type":"Sprinkler Certification","inspectionDate":"2024-04-10","result":"Certified","expirationDate":"2025-04-10","buildingId":"1549249"},{"number":"BC-2024-012115","type":"Fire Alarm Certification","inspectionDate":"2024-04-18","result":"Certified","expirationDate":"2025-04-18","buildingId":"1549249"},{"number":"BC-2025-008028","type":"Fire Alarm Certification","inspectionDate":"2025-03-28","result":"Certified","expirationDate":"2026-03-28","buildingId":"1549249"},{"number":"BC-2025-011810","type":"Sprinkler Certification","inspectionDate":"2025-04-25","result":"Certified","expirationDate":"2026-04-25","buildingId":"1549249"},{"number":"BC-2026-011116","type":"Fire Alarm Certification","inspectionDate":"2026-03-12","result":"Certified","expirationDate":"2027-03-12","buildingId":"1549249"},{"number":"BC-2026-016268","type":"Sprinkler Certification","inspectionDate":"2026-04-13","result":"Certified","expirationDate":"2027-04-13","buildingId":"1549249"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":2500,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1218 N WOODBINE AVENUE, PENN VALL PA, 19072","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":25400,"taxable":0,"land":25400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":25400,"exemptImprovement":0},{"y":2017,"v":25400,"taxable":0,"land":25400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":25400,"exemptImprovement":0},{"y":2018,"v":25400,"taxable":0,"land":25400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":25400,"exemptImprovement":0},{"y":2020,"v":1002000,"taxable":100200,"land":100200,"improvement":901800,"taxableLand":100200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":901800},{"y":2021,"v":1002000,"taxable":100200,"land":100200,"improvement":901800,"taxableLand":100200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":901800},{"y":2022,"v":1002000,"taxable":100200,"land":100200,"improvement":901800,"taxableLand":100200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":901800},{"y":2023,"v":1288400,"taxable":128840,"land":128840,"improvement":1159560,"taxableLand":128840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1159560},{"y":2024,"v":1288400,"taxable":128840,"land":128840,"improvement":1159560,"taxableLand":128840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1159560},{"y":2025,"v":1384200,"taxable":138420,"land":138420,"improvement":1245780,"taxableLand":138420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1245780},{"y":2026,"v":1384200,"taxable":138420,"land":138420,"improvement":1245780,"taxableLand":138420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1245780},{"y":2027,"v":1811300,"taxable":181100,"land":181100,"improvement":1630200,"taxableLand":181100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1630200}],"taxNow":1938,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"830175","date":"2017-11-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-11-14","scope":"NEW CONSTRUCTION OF A SIX UNIT MULTIFAMILY DWELLING."},{"number":"845073","date":"2018-01-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-01-12","scope":"NEW CONSTRUCTION OF A SIX UNIT MULTIFAMILY DWELLING."},{"number":"833292","date":"2018-01-25","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-08-29","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE WITH PENTHOUSE AND ROOF DECK (FOR MECHANICAL ACCESS ONLY); FOR USE AS SIX (6) FAMILY DWELLING. FOUNDATION TO BE IN ACCORDANCE WITH THE GEOTECHNICAL REPORT. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"851927","date":"2018-02-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-08-29","scope":"AMEND BUILDING PERMIT #833292 TO INCREASE COST OF CONSTRUCTION FROM $250,000 TO $750,000. ***NEW CONTRACTOR ADDED 3/12/2018***"},{"number":"853667","date":"2018-03-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-08-29","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13R TO INCLUDE A 2-INCH DIAMETER SERVICE LINE AND BAKCFLOW PREVENTION ASSEMBLY."},{"number":"856171","date":"2018-03-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-08-29","scope":"AMEND BUILDING PERMIT #833292 TO INCREASE SIZE OF EGRESS WELL LOCATED AT THE FRONT OF THE PROPERTY IN THE RIGHT OF WAY."},{"number":"862164","date":"2018-04-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-20","scope":"INSTALLING 1 1/2\" WATER SERVICE,6\" CURB TRAP,MAIN DRAIN AND FAI-PA1#201820180761022-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"862321","date":"2018-05-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-29","scope":"72 PLUMBING FIXTURES WITH PIPING FOR 3 STORY 6 FAMILY NEW CONSTRUCTION.(MULTI FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"876952","date":"2018-06-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-29","scope":"SIX APTS (2) 3 TON HEAT PUMP AND (4) 2 TON HEAT PUMP ALL THE CONDENSERS LOCATION ON THE ROOF"},{"number":"882606","date":"2018-06-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-08-29","scope":"TO AMEND PLUMBING PERMIT# 862321 FOR THE RE-ROUGHTING OF DRAIN LINES, TO SHOW EXACT LOCAITON AND POSIITON OF INSTALLED DRAIN LINES IN THE BUILDING - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"867919","date":"2018-08-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"600 AMP SERVICE TOTAL AND WIRE PER 2008 NEC (MULTI FAMILY)INSTAL FIRE ALARM PER NFPA 72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2026,"k":"sale","p":1750000}],"rented":true,"licenses":[{"number":"792128","type":"Rental","status":"Closed","businessName":"CASABLANCA INVESTORS LLC","legalName":"CASABLANCA INVESTORS LLC ","address":"3716 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2018-10-17","latestIssueDate":"2025-09-09","expirationDate":"2026-10-16","inactiveDate":null},{"number":"0998466","type":"Rental","status":"Active","businessName":"KEW APARTMENTS 2026 P-1 LLC","legalName":"KEW APARTMENTS 2026 P-1 LLC","address":"3716 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2026-01-29","latestIssueDate":"2026-01-29","expirationDate":"2027-01-28","inactiveDate":null}],"licenseActivity":[{"number":"0998466","type":"Rental","businessName":"KEW APARTMENTS 2026 P-1 LLC","legalName":"KEW APARTMENTS 2026 P-1 LLC","issuedDate":"2026-01-29","latestIssueDate":"2026-01-29","closureDate":null,"expirationDate":"2027-01-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"792128","type":"Rental","businessName":"CASABLANCA INVESTORS LLC","legalName":"CASABLANCA INVESTORS LLC ","issuedDate":"2018-10-17","latestIssueDate":"2025-09-09","closureDate":null,"expirationDate":"2026-10-16","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-30","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,384,200 to $1,811,300","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":"Use permit #830175: 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 (1218 N WOODBINE AVENUE, PENN VALL PA, 19072).","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Apr 13, 2027; Fire Alarm Certification: Certified through Mar 12, 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/"}]}