{"asOf":"2026-07-28T09:48:39.002Z","block":"1900-1999 N 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-n-23rd-st","address":"1901 N 23RD ST","parcelNumber":"882936100","source":"https://property.phila.gov/?p=882936100","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":"256","buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Commercial","owner":"DON MANOLO LLC","coOwner":null,"marketValue":253500,"landAssessment":50700,"improvementAssessment":202800,"livableArea":2850,"yearBuilt":1915,"lastSale":{"price":185000,"date":"2026-03-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-046848","date":"2021-07-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-046846","date":"2021-07-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-046847","date":"2021-07-16","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-072791","date":"2022-09-24","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-072792","date":"2022-09-24","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-072793","date":"2022-09-24","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-072794","date":"2022-09-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2021-065159","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-16","completedDate":"2022-09-27","violations":[{"number":"VI-2021-046848","date":"2021-07-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-046846","date":"2021-07-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-046847","date":"2021-07-16","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2022-09-27","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2022-099099","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-24","completedDate":"2022-12-01","violations":[{"number":"VI-2022-072791","date":"2022-09-24","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-072792","date":"2022-09-24","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-072793","date":"2022-09-24","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-072794","date":"2022-09-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":4,"worst":"INTERIOR UNSAFE GENERAL"}],"investigations":[{"caseNumber":"CF-2021-065159","date":"2021-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-099099","date":"2022-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-065159","date":"2022-09-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-099099","date":"2022-12-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.983662638554534,"lng":-75.17160444046223,"geom":{"type":"Polygon","coordinates":[[[-75.17146647,39.983671103],[-75.171476866,39.983618061],[-75.171742488,39.983654028],[-75.171731349,39.983707327],[-75.17146647,39.983671103]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":2,"lotArea":1444,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"38 CAMILLE LANE, TURBOTVILLE PA, 17772","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"For a three-family (multi-family) dwelling with two (2) vacant commercial spaces on first floor and basement (separate use registration permits required) in an existing structure. Note: no plan review associated with use change application.","status":"Completed","outcome":"Granted","date":"2024-06-14","number":"ZP-2023-012581","relatedPermit":"ZP-2023-012581"}],"taxYears":[{"year":2007,"total":100.64,"principal":42.09,"interest":34.72,"penalty":2.95},{"year":2008,"total":347.45,"principal":152.05,"interest":111.76,"penalty":10.64},{"year":2009,"total":331.3,"principal":152.05,"interest":98.07,"penalty":10.64},{"year":2010,"total":315.15,"principal":152.05,"interest":84.39,"penalty":10.64},{"year":2011,"total":326.28,"principal":167.11,"interest":77.7,"penalty":11.7},{"year":2012,"total":319.52,"principal":173.55,"interest":65.08,"penalty":12.15},{"year":2013,"total":311.07,"principal":179.79,"interest":51.24,"penalty":12.59},{"year":2014,"total":1480.14,"principal":923.06,"interest":179.99,"penalty":64.61},{"year":2015,"total":1382.12,"principal":923.06,"interest":96.92,"penalty":64.61}],"taxNet":4913.67,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":59900,"taxable":59900,"land":12300,"improvement":47600,"taxableLand":12300,"taxableImprovement":47600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":59900,"taxable":59900,"land":12300,"improvement":47600,"taxableLand":12300,"taxableImprovement":47600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":66600,"taxable":66600,"land":13279,"improvement":53321,"taxableLand":13279,"taxableImprovement":53321,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":66900,"taxable":66900,"land":13380,"improvement":53520,"taxableLand":13380,"taxableImprovement":53520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":67400,"taxable":67400,"land":13480,"improvement":53920,"taxableLand":13480,"taxableImprovement":53920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":67400,"taxable":67400,"land":13480,"improvement":53920,"taxableLand":13480,"taxableImprovement":53920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":67400,"taxable":67400,"land":13480,"improvement":53920,"taxableLand":13480,"taxableImprovement":53920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":73600,"taxable":73600,"land":14730,"improvement":58870,"taxableLand":14730,"taxableImprovement":58870,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":73600,"taxable":73600,"land":14730,"improvement":58870,"taxableLand":14730,"taxableImprovement":58870,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":79600,"taxable":79600,"land":15920,"improvement":63680,"taxableLand":15920,"taxableImprovement":63680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":79600,"taxable":79600,"land":15920,"improvement":63680,"taxableLand":15920,"taxableImprovement":63680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":253500,"taxable":253500,"land":50700,"improvement":202800,"taxableLand":50700,"taxableImprovement":202800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1114,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2021-009124","date":"2022-02-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-01","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO INCLUDE PARTIAL REMOVAL AND REPLACEMENT OF EXTERIOR MASONRY WALLS TO COMPLY WITH VIOLATION CASE # CF-2021-065159. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2021-065159. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR ANY RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. MAKE SAFE PERMIT ONLY."},{"number":"ZP-2023-012581","date":"2024-05-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"}],"storyTag":"Renovated & sold on","storyDelta":36,"timeline":[{"y":2006,"k":"sale","p":5000},{"y":2006,"k":"sale","p":5000},{"y":2021,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"4 L&I violations incl INTERIOR UNSAFE GENERAL"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"sale","p":185000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 218% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $79,600 to $253,500","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":"Appeal #ZP-2023-012581: Completed · Granted; related permit ZP-2023-012581.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 2 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 1, 2022.","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":"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/"}]}