{"asOf":"2026-07-25T14:13:32.699Z","block":"3100-3199 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-master-st","address":"3131 MASTER ST","parcelNumber":"881822818","source":"https://property.phila.gov/?p=881822818","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"830","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"BREWERYTOWN MANOR HUB LLC","coOwner":null,"marketValue":6474300,"landAssessment":647400,"improvementAssessment":5826900,"livableArea":27180,"yearBuilt":2019,"lastSale":{"price":51000000,"date":"2021-11-05T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97819479611929,"lng":-75.18707652480072,"geom":null,"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":4,"lotArea":129199,"zoning":null,"grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1 BEACON STREET 24TH FLOOR 311 BOULEVARD OF THE AMERICAS SUITE 501, BOSTON MA, 02108","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":5850000,"taxable":585000,"land":585000,"improvement":5265000,"taxableLand":585000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5265000},{"y":2021,"v":5850000,"taxable":585000,"land":585000,"improvement":5265000,"taxableLand":585000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5265000},{"y":2022,"v":5850000,"taxable":585000,"land":585000,"improvement":5265000,"taxableLand":585000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5265000},{"y":2023,"v":7493000,"taxable":749300,"land":749300,"improvement":6743700,"taxableLand":749300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6743700},{"y":2024,"v":7493000,"taxable":749300,"land":749300,"improvement":6743700,"taxableLand":749300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6743700},{"y":2025,"v":7493000,"taxable":749300,"land":749300,"improvement":6743700,"taxableLand":749300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6743700},{"y":2026,"v":7493000,"taxable":749300,"land":749300,"improvement":6743700,"taxableLand":749300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6743700},{"y":2027,"v":6474300,"taxable":647400,"land":647400,"improvement":5826900,"taxableLand":647400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5826900}],"taxNow":10489,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"921159","date":"2019-01-25","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-03-10","scope":"FOR NEW CONSTRUCTION OF A FOUR (4) STORY ABOVE GRADE PLANE MULTI-FAMILY DWELLING OF MODULAR CONSTRUCTION AT ALL DWELLING UNITS SPACES APPROVED BY PA DCED APPROVED AGENCY (PFS CORP.) WITH FOUNDATION CONSTRUCTION, GROUND FLOOR LOBBY, EXTERIOR WALL & ROOF COVERING SYSTEMS, & FINISH WORK TO BE COMPLETED AT SITE IN ACCORDANCE WITH ALL APPLICABLE LOCAL CODES PER APPROVED PLANS; BUILDING TO BE FULLY SPRINKLERED W. A REQUIRED FOUR (4) INCH FIRE SERVICE LINE. SEPARATE PERMIT REQ'D FOR INSTALLATION OF ANY ELECTRICAL & PLUMBING SYSTEMS WORK NOT WITHIN MODULAR UNITS (PER PFS COPR. LIMITATIONS), INSTALLATION OF FIRE & WATER SERVICE LINES, & ANY OTHER SITE WORK NOT WITHIN CONCEALED MODULAR UNITS."},{"number":"962670","date":"2019-04-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-08","scope":"BAR SINK DRAIN, ROUGH 2 BATHROOMS (2-W/C, 2-LAVS), 3\" INDIRECT DRAIN TO POOL AREA, 1 URINAL, TRIPLE POT SINK, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"954288","date":"2019-06-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-03-10","scope":"CONNECT GROUND FLOOR PIPING TO SUPPLY 8\" SANITARY TO SUPPLY PRE-FAB 4 STORY BUILDING WITH 39 APARTMENTS(MULTI FAMILY) 4\" WATER DISTRIBUTION. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"974486","date":"2019-06-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"1500A SERVICE UNITS ARE PREWIRED ONLY LANDING SERVICE CABLE AND BRANCH CIRCUITS IN PANEL AS PER 2017 NEC"},{"number":"992164","date":"2019-07-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2020-03-10","scope":"AMEND BLDG PRMT# 921159 FOR CONFIRMATION THAT BUILDING AUTOMATIC SPRINKLER SYSTEM BASIS OF DESIGN TO BE MINIMUM NFPA 13R IN ACCORDANCE WITH PFS APPROVED HYDRAULIC CALCULATIONS. NO OTHER CHANGES TO PREVIOUSLY APPROVED CONSTRUCTION DOCUMENTS PERMITTED HEREIN."},{"number":"970513","date":"2019-07-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-03-10","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A FOUR INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY. FIRE SUPPRESSION SYSTEM TO ALSO INCLUDE INTERCONNECTED STANDPIPES IN EXIT STAIRWAYS PER NFPA 14. 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. FIRE SUPPRESSION SYTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R AND NFPA 14 STANDARD."},{"number":"996069","date":"2019-08-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-03-10","scope":"INSTALLATION OF A NEW MECHANICAL SYSTEM FOR A NEWLY ERECTED MULTI-FAMILY STRUCTURE. INSTALLATION TO INCLUDE NEW ROOFTOP UNIT,AIR HANDLERS,DIFFUSERS AND ALL ASSOCIATED DUCTWORK AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR ANY PLUMBING, ELECTRICAL OR FIRE SUPPRESSION WORK**"},{"number":"1026527","date":"2019-12-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2020-03-10","scope":"AMEND PERMIT # 992164 TO REVISE STRUCTURAL DESIGN OF THE INTERIOR FOUNDATION WALLS OF THE CRAWL SPACE FROM CONCRETE TO WOOD, AS PER PE APPROVED PLANS."},{"number":"1041895","date":"2020-01-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2020-03-02","scope":"90 DAY TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"1044187","date":"2020-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-03-05","scope":"INSTALL FIRE ALARM AS PER NFPA 72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2020,"k":"permit","w":"Administrative"},{"y":2020,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[{"number":"838905","type":"Rental","status":"Closed","businessName":"Westrum BT2 LP","legalName":"Westrum BT2 LP ","address":"3131 MASTER ST","revenueCode":"3202","rentalCategory":null,"units":39,"issuedDate":"2020-03-03","latestIssueDate":"2021-02-17","expirationDate":"2022-03-02","inactiveDate":null}],"licenseActivity":[{"number":"838905","type":"Rental","businessName":"Westrum BT2 LP","legalName":"Westrum BT2 LP ","issuedDate":"2020-03-03","latestIssueDate":"2021-02-17","closureDate":"2022-03-02","expirationDate":"2022-03-02","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $5,850,000 to $7,493,000","no permit shown in 2022-2024"],"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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 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":"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/"}]}