{"asOf":"2026-07-29T01:23:44.058Z","block":"0-99 S 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-21st-st","address":"14-24 S 21ST ST","parcelNumber":"885128504","source":"https://property.phila.gov/?p=885128504","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RE","buildingCodeNew":null,"buildingClass":"PD PKG LOT COMMERCIAL","buildingClassNew":null,"useLabel":"Vacant lot","owner":"COLLEGE OF PHYSICIANS OF","coOwner":"PHILA","marketValue":6703200,"landAssessment":6703200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":10,"date":"2007-06-29T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95316102738896,"lng":-75.17560724254798,"geom":{"type":"Polygon","coordinates":[[[-75.175362111,39.952943958],[-75.175798504,39.952998306],[-75.175764111,39.953150318],[-75.175975327,39.953177931],[-75.175935822,39.953356539],[-75.175289305,39.953275068],[-75.175362111,39.952943958]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":null,"lotArea":19152,"zoning":"CMX4","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"19 S 22ND ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TEMPORARY FIVE (5) YEAR PERMIT FOR NON-ACCESSORY SURFACE PARKING (EIGHTY-THREE (83)\nSPACES), SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION.","status":"CLOSED","outcome":"Granted with conditions","date":"2016-08-17","number":"28023","relatedPermit":"694031"},{"type":"BBS Permit Denial","grounds":"Application is for a preliminary review for new construction of a thirty (30) story high-rise structure of Type I-A Construction for tentative use as Group R-2 multi-family dwelling (304 units) with vacant commercial retail space, public sp","status":"Completed","outcome":"Approved","date":"2024-12-23","number":"PA-2022-010015","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":7200000,"taxable":7200000,"land":7200000,"improvement":0,"taxableLand":7200000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":5266200,"taxable":5266200,"land":1053240,"improvement":4212960,"taxableLand":1053240,"taxableImprovement":4212960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":5266200,"taxable":5266200,"land":1053240,"improvement":4212960,"taxableLand":1053240,"taxableImprovement":4212960,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":5266200,"taxable":5266200,"land":1053240,"improvement":4212960,"taxableLand":1053240,"taxableImprovement":4212960,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":5266200,"taxable":5266200,"land":1053240,"improvement":4212960,"taxableLand":1053240,"taxableImprovement":4212960,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":8618400,"taxable":8618400,"land":8618400,"improvement":0,"taxableLand":8618400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":8618400,"taxable":8618400,"land":8618400,"improvement":0,"taxableLand":8618400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":7660800,"taxable":7660800,"land":7660800,"improvement":0,"taxableLand":7660800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":7660800,"taxable":7660800,"land":7660800,"improvement":0,"taxableLand":7660800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":6703200,"taxable":6703200,"land":6703200,"improvement":0,"taxableLand":6703200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":107236,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"25965","date":"2007-05-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-05-29","scope":"5-YEAR TEMPORARY PERMIT FOR PUBLIC PARKINGA"},{"number":"77781","date":"2007-05-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2007-05-29","scope":"RELOCATION OF LOT LINES TO CREATE ONE LOT FROM FOUR."},{"number":"77782","date":"2007-05-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2007-05-29","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT FROM FOUR."},{"number":"77783","date":"2007-05-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2007-05-29","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT FROM FOUR"},{"number":"90451","date":"2007-07-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-07-30","scope":"5-YEAR TEMPORARY PERMIT FOR PUBLIC PARKINGA"},{"number":"171346","date":"2008-08-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-09","scope":"WIRING TO ACCOMADATE A NEW AHU & CONDENSERS, 30AMP, 208V, 3 PHASE CIRCUIT TO AHU & OUTDOOR NITS AS PER 2005 NEC(CC DISTRICT)"},{"number":"172801","date":"2008-08-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-09","scope":"REPLACEMENT OF AN EXISTING A/C UNIT ELEC POWER, 30A SPLIT SYSTEM & THE REMOVAL AND RE-INSTALLATION OF THE (6) LIGHT FIXTURES IN THE CEILING BELOW THE A/C UNIT, NO FIRE ALARM, AS PER 2005 NEC (CC DIST)"},{"number":"694031","date":"2016-08-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-08-19","scope":"**TEMPORARY PERMIT TO EXPIRE 12/31/19** FOR A TEMPORARY FIVE (5) YEAR PERMIT FOR NON-ACCESSORY SURFACE PARKING (EIGHTY-THREE (83) SPACES), SIZE AND LOCATION AS SHOWN ON PLANS."}],"storyTag":"Improved","storyDelta":0.54,"timeline":[{"y":2007,"k":"permit","w":"Use"},{"y":2007,"k":"permit","w":"Zoning"},{"y":2007,"k":"permit","w":"Zoning"},{"y":2007,"k":"permit","w":"Zoning"},{"y":2007,"k":"permit","w":"Use"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2016,"k":"appeal","w":"Appeal granted with conditions"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"sale","p":9408000},{"y":2024,"k":"appeal","w":"Appeal approved"},{"y":2025,"k":"sale","p":14500000}],"rented":false,"licenses":[{"number":"428251","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"THE COLLEGE OF PHYSICIANS OF PHILA","legalName":"THE COLLEGE OF PHYSICIANS OF PHILA","address":"14-24 S 21ST ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2007-11-06","latestIssueDate":"2007-11-06","expirationDate":"2008-11-06","inactiveDate":"2011-08-11"},{"number":"483707","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"E Z PARKS INC","legalName":"E Z PARKS INC","address":"14-24 S 21ST ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2010-01-26","latestIssueDate":"2013-12-10","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"}],"licenseActivity":[{"number":"483707","type":"Public Garage / Parking Lot","businessName":"E Z PARKS INC","legalName":"E Z PARKS INC","issuedDate":"2010-01-26","latestIssueDate":"2013-12-10","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"428251","type":"Public Garage / Parking Lot","businessName":"THE COLLEGE OF PHYSICIANS OF PHILA","legalName":"THE COLLEGE OF PHYSICIANS OF PHILA","issuedDate":"2007-11-06","latestIssueDate":"2007-11-06","closureDate":"2011-08-11","expirationDate":"2008-11-06","inactiveDate":"2011-08-11","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 64% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $5,266,200 to $8,618,400","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":"Appeal #PA-2022-010015: Completed · Approved. Use permit #25965: COMPLETED.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"Public Garage / Parking Lot #428251: Inactive since Aug 11, 2011; Public Garage / Parking Lot #483707: Inactive since Mar 1, 2015","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/"}],"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/"}]}