{"asOf":"2026-07-24T02:22:49.477Z","block":"100-199 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-cecil-b-moore-ave","address":"176-78 CECIL B MOORE AVE","parcelNumber":"885177540","source":"https://property.phila.gov/?p=885177540","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"OSKIN TODD","coOwner":null,"marketValue":67200,"landAssessment":67200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2013-11-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"849745","date":"2008-02-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"849746","date":"2008-02-25","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"147903","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-02-21","completedDate":"2010-01-23","violations":[{"number":"849745","date":"2008-02-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"849746","date":"2008-02-25","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9759856155374,"lng":-75.13767759183594,"geom":{"type":"Polygon","coordinates":[[[-75.137613762,39.976033963],[-75.137638043,39.97592348],[-75.137741052,39.975936948],[-75.137717491,39.976047785],[-75.137613762,39.976033963]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":1200,"zoning":"CMX1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1228 N 5TH ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE-STORY ATTACHED STRUCTURE WITH CELLAR (HEIGHT NTE 38 FEET) WITH PILOTHOUSE (HEIGHT NTE 10 FEET) TO ACCESS ROOF DECK WITH 42\" HIGH GUARD RAIL AND FOR THE ERECTION OF 6 FOOT HIGH FENCING FOR USE AS A THREE FA","status":"CLOSED","outcome":"Granted with conditions","date":"2013-02-13","number":"19520","relatedPermit":"433674"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8900,"taxable":8900,"land":8900,"improvement":0,"taxableLand":8900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":8900,"taxable":8900,"land":8900,"improvement":0,"taxableLand":8900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":54600,"taxable":54600,"land":54600,"improvement":0,"taxableLand":54600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":36600,"taxable":36600,"land":36600,"improvement":0,"taxableLand":36600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":36600,"taxable":36600,"land":36600,"improvement":0,"taxableLand":36600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":36600,"taxable":36600,"land":36600,"improvement":0,"taxableLand":36600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":36600,"taxable":36600,"land":36600,"improvement":0,"taxableLand":36600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":32900,"taxable":32900,"land":32900,"improvement":0,"taxableLand":32900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":32900,"taxable":32900,"land":32900,"improvement":0,"taxableLand":32900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":38400,"taxable":38400,"land":38400,"improvement":0,"taxableLand":38400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":38400,"taxable":38400,"land":38400,"improvement":0,"taxableLand":38400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":67200,"taxable":67200,"land":67200,"improvement":0,"taxableLand":67200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":538,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"376401","date":"2011-12-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-29","scope":"RELOCATION OF LOT LINES TO CONSOLIDATE TWO (2) LOTS WITH SEPARATE LEGAL DESCRIPTIONS ON A SINGLE DEED EXISTING WITH ONE (1) OPA ACCOUNT"},{"number":"433674","date":"2013-03-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-03-07","scope":"ERECT A 3 STORY STRUCTURE WITH CELLAR, REEF DECK WITH FEEF ACCESS STAIR STRUCTURE/PILOT HOUSE AND A REAR YARD FENCE WITH GATE"},{"number":"490818","date":"2013-12-13","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-01-21","scope":"FOR THE ERECTION OF THREE STORY STRUCTURE WITH CELLAR AND PILOT HOUSE. FOR USE AS A THREE (3) FAMILY DWELLING. ROOF DECK IS FOR MAINTENANCE ONLY *ENTIRE BUILDING TO BE FULLY SPRINKLERED *SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPRESSION WORK. ALL WORK SHALL BE IN ACCORDANCE WITH APPROVED PLANS."},{"number":"595346","date":"2015-03-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-16","scope":"INSTALL A NEW 5\"LATERAL,CURB TRAP AND FAI,INSTALLING A NEW 1\"WATER SERVICE-PA#20150650837-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"591165","date":"2015-03-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-01-21","scope":"INSTALL NEW AUTO WET SPRINKLER THROUGHOUT PER NFPA 13R, 1\" FIRE SERVICE"},{"number":"591634","date":"2015-04-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-22","scope":"INSTALL SANITARY DRAINAGE TO ALL FIXTURES,INSTALL WATER SUPPLY TO ALL FIXTURES,3KS,3WM,3HWH,4WC,4LAV AND 4TUBS-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"605401","date":"2015-10-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-29","scope":"ELECTRICAL INSTALLATION IN A NEW (3)FAMILY DWELLING - (1)FIRE ALARM TO NFPA 72, (1)NEW ELECTRICAL SERVIEC WITH (4)METERS, COMPLETE FIT-OUT OF (3)APARTMENTS FOR LIGHTING CIRCUITS TO THE 2008 NEC ELECTRICAL CODE"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"permit","w":"Zoning"},{"y":2013,"k":"appeal","w":"Appeal granted with conditions"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"New construction"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"437202","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RAFAEL AND OLGA FERNANDEZ","legalName":"RAFAEL AND OLGA FERNANDEZ","address":"176-78 CECIL B MOORE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-03-03","latestIssueDate":"2008-03-03","expirationDate":"2009-02-28","inactiveDate":"2011-10-06"},{"number":"699584","type":"Rental","status":"Active","businessName":"TODD OSKIN","legalName":"TODD OSKIN","address":"176-78 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2016-04-18","latestIssueDate":"2026-03-14","expirationDate":"2027-04-17","inactiveDate":null}],"licenseActivity":[{"number":"699584","type":"Rental","businessName":"TODD OSKIN","legalName":"TODD OSKIN","issuedDate":"2016-04-18","latestIssueDate":"2026-03-14","closureDate":null,"expirationDate":"2027-04-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"437202","type":"Vacant Residential Property / Lot","businessName":"RAFAEL AND OLGA FERNANDEZ","legalName":"RAFAEL AND OLGA FERNANDEZ","issuedDate":"2008-03-03","latestIssueDate":"2008-03-03","closureDate":"2011-10-06","expirationDate":"2009-02-28","inactiveDate":"2011-10-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #19520: CLOSED · Granted with conditions; related permit 433674. Use permit #433674: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","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":"3 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 #437202: Inactive since Oct 6, 2011","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}