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19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1183900,"taxable":0,"land":103500,"improvement":1080400,"taxableLand":0,"taxableImprovement":0,"exemptLand":103500,"exemptImprovement":1080400},{"y":2017,"v":1183900,"taxable":0,"land":103500,"improvement":1080400,"taxableLand":0,"taxableImprovement":0,"exemptLand":103500,"exemptImprovement":1080400},{"y":2018,"v":1463300,"taxable":0,"land":438990,"improvement":1024310,"taxableLand":0,"taxableImprovement":0,"exemptLand":438990,"exemptImprovement":1024310},{"y":2019,"v":1668100,"taxable":0,"land":500430,"improvement":1167670,"taxableLand":0,"taxableImprovement":0,"exemptLand":500430,"exemptImprovement":1167670},{"y":2020,"v":1684700,"taxable":0,"land":505410,"improvement":1179290,"taxableLand":0,"taxableImprovement":0,"exemptLand":505410,"exemptImprovement":1179290},{"y":2021,"v":1684700,"taxable":0,"land":505410,"improvement":1179290,"taxableLand":0,"taxableImprovement":0,"exemptLand":505410,"exemptImprovement":1179290},{"y":2022,"v":1684700,"taxable":0,"land":505410,"improvement":1179290,"taxableLand":0,"taxableImprovement":0,"exemptLand":505410,"exemptImprovement":1179290},{"y":2023,"v":2188800,"taxable":0,"land":656640,"improvement":1532160,"taxableLand":0,"taxableImprovement":0,"exemptLand":656640,"exemptImprovement":1532160},{"y":2024,"v":2188800,"taxable":0,"land":656640,"improvement":1532160,"taxableLand":0,"taxableImprovement":0,"exemptLand":656640,"exemptImprovement":1532160},{"y":2025,"v":2057400,"taxable":0,"land":617220,"improvement":1440180,"taxableLand":0,"taxableImprovement":0,"exemptLand":617220,"exemptImprovement":1440180},{"y":2026,"v":2057400,"taxable":0,"land":617220,"improvement":1440180,"taxableLand":0,"taxableImprovement":0,"exemptLand":617220,"exemptImprovement":1440180},{"y":2027,"v":2064900,"taxable":0,"land":412900,"improvement":1652000,"taxableLand":0,"taxableImprovement":0,"exemptLand":412900,"exemptImprovement":1652000}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"864432","date":"2018-04-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"MAKE SAFE PERMIT TO PERFORM REPAIRS PER ENGINEERED DRAWING AND REPORT FOR FIRE ESCAPES TO RESOLVE CASE 864432. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 864432. CONTACT AREA INSPECTOR PRIOR TO START OF WORK."},{"number":"CP-2025-005949","date":"2026-02-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATION TO AN EXISTING STRUCTURE. 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. **SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL & PLUMBING WORK**"},{"number":"PP-2026-007001","date":"2026-05-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"• Provide labor and materials to remove fixtures in each apartment. All debris is to be removed from site by others. • Furnish and install [15] Water Closets, [15] Lavatories, [15] Bathtubs, [15] Kitchen Sinks *WITHOUT PIPING*"},{"number":"EP-2026-004423","date":"2026-06-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Furnish and install 800 amp new electrical service and interior wiring. All work to be perform according to the 2017 NEC and per executed contract."},{"number":"MP-2026-003101","date":"2026-07-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"9 L&I violations"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2024,"k":"viol","w":"11 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 8 failed, 2 passed"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"279087","type":"Dumpster License - Private Property","status":"Active","businessName":"1260 HOUSING DEVELOPMENT CORP (COLUMBUS PROPERTY MANAGEMENT)","legalName":"1260 HOUSING DEVELOPMENT CORP","address":"4501 LARCHWOOD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1996-07-29","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"219277","type":"Rental","status":"Active","businessName":"1260 HOUSING DEVELOPMENT CORP (COLUMBUS PROPERTY MANAGEMENT)","legalName":"1260 HOUSING DEVELOPMENT CORP","address":"4501 LARCHWOOD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":15,"issuedDate":"2004-05-24","latestIssueDate":"2026-01-12","expirationDate":"2027-02-28","inactiveDate":null},{"number":"1004689","type":"Rental","status":"Active","businessName":"MF PHILLY PRESERVATION LLC","legalName":"MF PHILLY PRESERVATION LLC","address":"4501 LARCHWOOD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":15,"issuedDate":"2026-04-15","latestIssueDate":"2026-04-15","expirationDate":"2027-04-14","inactiveDate":null}],"licenseActivity":[{"number":"1004689","type":"Rental","businessName":"MF PHILLY PRESERVATION LLC","legalName":"MF PHILLY PRESERVATION LLC","issuedDate":"2026-04-15","latestIssueDate":"2026-04-15","closureDate":null,"expirationDate":"2027-04-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"219277","type":"Rental","businessName":"1260 HOUSING DEVELOPMENT CORP (COLUMBUS PROPERTY MANAGEMENT)","legalName":"1260 HOUSING DEVELOPMENT CORP","issuedDate":"2004-05-24","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"279087","type":"Dumpster License - Private Property","businessName":"1260 HOUSING DEVELOPMENT CORP (COLUMBUS PROPERTY MANAGEMENT)","legalName":"1260 HOUSING DEVELOPMENT CORP","issuedDate":"1996-07-29","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":15,"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":["4 permit events 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":"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-2025-005949 (Issued), PP-2026-007001 (Issued), EP-2026-004423 (Issued), MP-2026-003101 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 39 historical violations across 11 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 24, 2026; Fire Escape Report: Safe through Aug 12, 2030; Emergency and Standby Power Systems Certification: Certified through Feb 18, 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":"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"2 active Rental License records 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1970 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"27 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 16, 2025.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"}],"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/"}]}