{"asOf":"2026-07-23T21:47:35.827Z","block":"400-499 HIGH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-high-st","address":"441 HIGH ST","parcelNumber":"884000065","source":"https://property.phila.gov/?p=884000065","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"A.R.DEV 1 LLC","coOwner":null,"marketValue":3269200,"landAssessment":653800,"improvementAssessment":2615400,"livableArea":33211,"yearBuilt":1925,"lastSale":{"price":1,"date":"2021-04-05T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.045116962910996,"lng":-75.17305709107629,"geom":{"type":"Polygon","coordinates":[[[-75.172806347,40.045119547],[-75.172704162,40.045206252],[-75.172354551,40.044991913],[-75.172486005,40.044863567],[-75.172300953,40.044750913],[-75.172483814,40.044571155],[-75.173919363,40.045445562],[-75.173696591,40.045662376],[-75.172806347,40.045119547]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":2,"lotArea":55318,"zoning":"ICMX","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"702 N 3RD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":690200,"taxable":690200,"land":440245,"improvement":249955,"taxableLand":440245,"taxableImprovement":249955,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3055000,"taxable":1041144,"land":611000,"improvement":2444000,"taxableLand":611000,"taxableImprovement":430144,"exemptLand":0,"exemptImprovement":2013856},{"y":2024,"v":3055000,"taxable":1041144,"land":611000,"improvement":2444000,"taxableLand":611000,"taxableImprovement":430144,"exemptLand":0,"exemptImprovement":2013856},{"y":2025,"v":3055000,"taxable":1292876,"land":916500,"improvement":2138500,"taxableLand":916500,"taxableImprovement":376376,"exemptLand":0,"exemptImprovement":1762124},{"y":2026,"v":3055000,"taxable":1292876,"land":916500,"improvement":2138500,"taxableLand":916500,"taxableImprovement":376376,"exemptLand":0,"exemptImprovement":1762124},{"y":2027,"v":3269200,"taxable":1114110,"land":653800,"improvement":2615400,"taxableLand":653800,"taxableImprovement":460310,"exemptLand":0,"exemptImprovement":2155090}],"taxNow":18098,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-000601","date":"2021-03-11","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-12-30","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (PARCEL A) FROM FIVE (5) DEEDED LOTS WITH SINGLE OPA (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2021-004309","date":"2021-04-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-02","scope":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN ON APPROVED PLAN."},{"number":"ZP-2021-006255","date":"2021-07-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-02","scope":"Office - Business and Professional"},{"number":"SP-2021-000706","date":"2021-10-19","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2022-08-26","scope":"FOR THE INSTALLATION OF NEW TWO (2\") INCH WATER SERVICE AND STORM DRAIN PIPE AND RELOCATION/REPLACEMENT OF METER PIT."},{"number":"PP-2021-019085","date":"2021-10-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-01","scope":"Plumbing Permit for combo SP-2021-000706"},{"number":"ZP-2022-014204","date":"2023-01-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-02","scope":"Assembly and Entertainment"},{"number":"AP-2023-000802","date":"2023-02-28","work":"Lawful Occupancy (LO) ONLY","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2023-03-21","scope":"FOR THE DOCUMENTATIONS OF A CERTIFICATE OF OCCUPANCY FOR AN ASSEMBLY AND ENTERTAINMENT AT UNIT#11. NO WORK APPROVED ON THIS PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Lawful Occupancy (LO) ONLY"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2021-006255 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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/"}]}