{"asOf":"2026-07-25T18:24:14.409Z","block":"1300-1399 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-south-st","address":"1323-25 SOUTH ST","parcelNumber":"882917721","source":"https://property.phila.gov/?p=882917721","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":"820","buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Commercial","owner":"POSTA LLC","coOwner":null,"marketValue":631400,"landAssessment":126200,"improvementAssessment":505200,"livableArea":4480,"yearBuilt":1920,"lastSale":{"price":925000,"date":"2021-02-12T05:00:00Z"},"openViolations":1,"violations":[{"number":"2536795","date":"2012-06-26","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2536796","date":"2012-06-26","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2536793","date":"2012-06-26","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2536794","date":"2012-06-26","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4405124","date":"2017-05-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-002348","date":"2026-01-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"335529","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2012-06-26","completedDate":"2012-08-27","violations":[{"number":"2536795","date":"2012-06-26","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2536796","date":"2012-06-26","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2536793","date":"2012-06-26","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2536794","date":"2012-06-26","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"583554","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-05-12","completedDate":"2017-10-18","violations":[{"number":"4405124","date":"2017-05-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-003828","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-13","completedDate":null,"violations":[{"number":"VI-2026-002348","date":"2026-01-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":4,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"335529","date":"2012-06-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"335529","date":"2012-08-13","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"335529","date":"2012-08-27","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"583554","date":"2017-05-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583554","date":"2017-06-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583554","date":"2017-07-31","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"583554","date":"2017-10-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-003828","date":"2026-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003828","date":"2026-06-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2012,"fails":1,"passes":2},{"y":2017,"fails":2,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943630135934356,"lng":-75.16407869851875,"geom":{"type":"Polygon","coordinates":[[[-75.164057691,39.943724924],[-75.164000949,39.943718019],[-75.164039733,39.943528727],[-75.164155714,39.943541369],[-75.164117336,39.943732104],[-75.164057691,39.943724924]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":2,"lotArea":2240,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"1103 SPRUCE ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"PROPERTY IS BEING PROFESSIONALLY INSPECTED FOR STRUCTURAL INTEGRITY AND REPAIRED AS NEEDED.","status":"OPEN","outcome":"MOOT","date":"2012-09-20","number":"18386","relatedPermit":"335529"},{"type":"Zoning board appeal","grounds":"PERMIT FOR Animal boarding with dog daycare on the first floor and overnight boarding for dogs on the second floor in an existing two (2) story attached structure.","status":"CLOSED","outcome":"Dismissed","date":"2015-07-08","number":"24928","relatedPermit":"591790"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A VACANT RETAIL SPACE AS PERMITTED AS IN CMX-2 ZONING DISTRICT AT SPACE# A AT FIRST FLOOR IN THE SAME BUILDING WITH BUSINESS AND PROFESSIONAL OFFICE AT SPACE# B FROM FIRST FLOOR THRU SECOND FLOORS IN AN EXISTING STRUCTURE. NO SIG","status":"Completed","outcome":"Granted","date":"2021-05-22","number":"ZP-2020-009114","relatedPermit":"ZP-2020-009114"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":465900,"taxable":465900,"land":56000,"improvement":409900,"taxableLand":56000,"taxableImprovement":409900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":465900,"taxable":465900,"land":56000,"improvement":409900,"taxableLand":56000,"taxableImprovement":409900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":479800,"taxable":479800,"land":95981,"improvement":383819,"taxableLand":95981,"taxableImprovement":383819,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":479500,"taxable":479500,"land":95900,"improvement":383600,"taxableLand":95900,"taxableImprovement":383600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":483000,"taxable":483000,"land":96600,"improvement":386400,"taxableLand":96600,"taxableImprovement":386400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":483000,"taxable":483000,"land":96600,"improvement":386400,"taxableLand":96600,"taxableImprovement":386400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":483000,"taxable":483000,"land":96600,"improvement":386400,"taxableLand":96600,"taxableImprovement":386400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":527800,"taxable":527800,"land":105557,"improvement":422243,"taxableLand":105557,"taxableImprovement":422243,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":527800,"taxable":527800,"land":105557,"improvement":422243,"taxableLand":105557,"taxableImprovement":422243,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":527800,"taxable":527800,"land":105560,"improvement":422240,"taxableLand":105560,"taxableImprovement":422240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":527800,"taxable":527800,"land":105560,"improvement":422240,"taxableLand":105560,"taxableImprovement":422240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":631400,"taxable":631400,"land":126200,"improvement":505200,"taxableLand":126200,"taxableImprovement":505200,"exemptLand":0,"exemptImprovement":0}],"taxNow":7388,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"53687","date":"2007-03-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-02-10","scope":"INSTALLATION OF FIRE ALARM SYSTEM"},{"number":"32640","date":"2007-03-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL WIRING AS PER 2002 NEC TO INCLUD, 400AMP SERVICE, 45 LIGHT FIXTURES, 20 RECEPTS, 4 GFCI RECEPTS, 8 SWITCHES, WIRE KITCHEN HOOD EXHAUST & SUPPLY FANS, 8-EXIT/EMERGENCY LIGHT COMBOS, 6 WALK -IN BOXES & APPLIANCE CIRCUITS, 4 OUTSIDE LIGHTS"},{"number":"77787","date":"2007-08-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL KITCHEN HOOD, DUCTWORK AND FANS"},{"number":"77788","date":"2007-08-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL FIRE SUPPRESSION SYSTEM"},{"number":"419965","date":"2012-08-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-27","scope":"EMERGENCY REPAIR TO SIDE WALL, STUCCO AND SCREEN. PERMIT APPLICATION IN RESPONSE TO UNSAFE VIOLATIONS. TO COMPLY VIOLATION, COMPLETED WORK IS TO BE INSPECTED AND APPROVED AS AN APPROPRIATE REPAIR TO EACH VIOLATION. ENGINEER'S REPORT SUBMITTED. LICENSED CONTRACTOR TO ASSUME RESPONSIBILITY OF WORK."},{"number":"594514","date":"2015-03-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-28","scope":"REPAIR 2\" WATER SERV PA20150530206 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"ZP-2020-009114","date":"2021-05-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"ZP-2024-007031","date":"2024-09-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION AN ADDITION ABOVE EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED FROM THIRD FLOOR. SIZE AND LOCATION AS SHOWN IN PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"appeal","w":"Appeal moot"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"appeal","w":"Appeal dismissed"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"754055","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DONALD TURNER","legalName":"DONALD TURNER ","address":"1323-25 SOUTH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-10-11","latestIssueDate":"2020-11-24","expirationDate":"2021-10-10","inactiveDate":"2021-12-09"}],"licenseActivity":[{"number":"754055","type":"Vacant Residential Property / Lot","businessName":"DONALD TURNER","legalName":"DONALD TURNER ","issuedDate":"2017-10-11","latestIssueDate":"2020-11-24","closureDate":"2021-12-09","expirationDate":"2021-10-10","inactiveDate":"2021-12-09","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 77787 (EXPIRED), 77788 (EXPIRED).","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":"1 open L&I violation","finding":"6 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jun 23, 2026.","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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #754055: Inactive since Dec 9, 2021","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}]}