{"asOf":"2026-07-28T10:07:15.869Z","block":"400-499 N 40TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-40th-st","address":"433 N 40TH ST","parcelNumber":"881823200","source":"https://property.phila.gov/?p=881823200","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"804","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"FCCC GROWTH LLC","coOwner":null,"marketValue":2254300,"landAssessment":225400,"improvementAssessment":2028900,"livableArea":29904,"yearBuilt":2022,"lastSale":{"price":1,"date":"2020-08-12T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.961394811072864,"lng":-75.20189827539271,"geom":{"type":"Polygon","coordinates":[[[-75.20173992,39.961348227],[-75.201741716,39.961364194],[-75.202094779,39.961337827],[-75.202103688,39.961423245],[-75.201708346,39.961453733],[-75.201699136,39.961351394],[-75.20173992,39.961348227]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":3590,"zoning":"RM1","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"162 GRAMERCY RD, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":1180000,"taxable":236000,"land":236000,"improvement":944000,"taxableLand":236000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":944000},{"y":2023,"v":1428500,"taxable":142850,"land":142850,"improvement":1285650,"taxableLand":142850,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1285650},{"y":2024,"v":1428500,"taxable":142850,"land":142850,"improvement":1285650,"taxableLand":142850,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1285650},{"y":2025,"v":1428500,"taxable":142850,"land":142850,"improvement":1285650,"taxableLand":142850,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1285650},{"y":2026,"v":1428500,"taxable":142850,"land":142850,"improvement":1285650,"taxableLand":142850,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1285650},{"y":2027,"v":2254300,"taxable":225400,"land":225400,"improvement":2028900,"taxableLand":225400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2028900}],"taxNow":2000,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1050278","date":"2019-12-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-04-29","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH SIX(6) CLASS 1 A BICYCLE SPACES ON AN ACCESSIABLE ROUTE,(PER PROVISO PLAN FULL BASEMENT-STORAGE AND UTILITY ONLY)(SIZE AND LOCATION AS SHOWN ON THE PROVISO PLAN STAMPED BY THE ZBA ON DEC 18TH 2019))*** REVISED PLANS, 1 PAGE, COMMERCIAL TRASH PICK UP, TRASH STORED INTERIOR ***"},{"number":"CP-2020-002839","date":"2020-10-09","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-29","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS SIXTEEN (16) DWELLING UNITS WITH SIX(6) CLASS 1A BICYCLE SPACES ON AN ACCESSIBLE ROUTE. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC****PERMIT TO INCLUDE UNDERPINNING WORK**"},{"number":"FP-2021-001558","date":"2021-10-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-03-29","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 350XL BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. FIRE SYSTEM TO INCLUDE THE INSTALLATION OF A STANDPIPE IN EXIT STAIRWAYS, STANDPIPES TO BE INTERCONNECTED PER NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 58% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,428,500 to $2,254,300","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":"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":"2 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/"}]}