{"asOf":"2026-07-24T19:23:53.158Z","block":"2600-2699 MIFFLIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-mifflin-st","address":"2627 MIFFLIN ST","parcelNumber":"886664500","source":"https://property.phila.gov/?p=886664500","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CB0","buildingCodeNew":"806","buildingClass":"APTS 51-100 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"ST JOHN NEUMANN PLACE II","coOwner":null,"marketValue":996400,"landAssessment":249100,"improvementAssessment":747300,"livableArea":46688,"yearBuilt":2016,"lastSale":{"price":929424,"date":"2016-07-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-091752","date":"2023-11-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-03-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-091745","date":"2023-11-27","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-03-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-091756","date":"2023-11-27","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-121241","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-27","completedDate":"2024-03-20","violations":[{"number":"VI-2023-091752","date":"2023-11-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-03-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-091745","date":"2023-11-27","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-03-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-091756","date":"2023-11-27","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-121241","date":"2023-11-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-121241","date":"2024-02-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-121241","date":"2024-03-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.929803638629494,"lng":-75.18976909986235,"geom":{"type":"Polygon","coordinates":[[[-75.19037163,39.929623072],[-75.190227754,39.930271218],[-75.189960632,39.930236074],[-75.190006023,39.930031591],[-75.189093946,39.929911585],[-75.189192439,39.929467921],[-75.19037163,39.929623072]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-025666","type":"Sprinkler Certification","inspectionDate":"2023-07-14","result":"Certified","expirationDate":"2024-07-14","buildingId":"1544141"},{"number":"BC-2024-007399","type":"Fire Alarm Certification","inspectionDate":"2023-10-05","result":"Certified","expirationDate":"2024-10-05","buildingId":"1544141"},{"number":"BC-2025-025495","type":"Fire Alarm Certification","inspectionDate":"2024-10-10","result":"Certified","expirationDate":"2025-10-10","buildingId":"1544141"},{"number":"BC-2025-025433","type":"Sprinkler Certification","inspectionDate":"2025-08-28","result":"Certified","expirationDate":"2026-08-28","buildingId":"1544141"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":60752,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"222 N 17TH ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF DETACHED STRUCTURE (NTE 38' HIGH); USE AS HOUSEHOLD LIVING (FIFTY-ONE (51) MULTI-FAMILY DWELLING UNITS FOR SENIORS (COMMON EASEMENT DRIVEWAY PROVIDED AT SIDE OF THE PROPERTY FOR VEHICULAR ACCESS TO ACCESSORY PARKI","status":"CLOSED","outcome":"Granted with conditions","date":"2014-10-29","number":"23737","relatedPermit":"554081"}],"taxYears":[{"year":2016,"total":6732.91,"principal":6112.3,"interest":91.68,"penalty":61.12}],"taxNet":6732.91,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":1092000,"taxable":273000,"land":273000,"improvement":819000,"taxableLand":273000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":819000},{"y":2019,"v":954000,"taxable":238500,"land":238500,"improvement":715500,"taxableLand":238500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":715500},{"y":2020,"v":954000,"taxable":238500,"land":238500,"improvement":715500,"taxableLand":238500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":715500},{"y":2021,"v":954000,"taxable":238500,"land":238500,"improvement":715500,"taxableLand":238500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":715500},{"y":2022,"v":954000,"taxable":238500,"land":238500,"improvement":715500,"taxableLand":238500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":715500},{"y":2023,"v":954000,"taxable":238500,"land":238500,"improvement":715500,"taxableLand":238500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":715500},{"y":2024,"v":954000,"taxable":238500,"land":238500,"improvement":715500,"taxableLand":238500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":715500},{"y":2025,"v":996400,"taxable":249100,"land":249100,"improvement":747300,"taxableLand":249100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":747300},{"y":2026,"v":996400,"taxable":249100,"land":249100,"improvement":747300,"taxableLand":249100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":747300},{"y":2027,"v":996400,"taxable":249100,"land":249100,"improvement":747300,"taxableLand":249100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":747300}],"taxNow":3487,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"543839","date":"2014-07-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-07-09","scope":"NEW CONSTRUCTION OF (51) UNIT APARTMENT BUILDING FOR SENIORS, WITH (17) ACCESSORY PARKING SPACES (INCLUDING 2 ACCESSORY PARKING SPACES FOR DISABLED). COMMUNITY ROOM FOR TENANT USE ONLY"},{"number":"554081","date":"2014-12-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-12-03","scope":"INCREASE PARKING SPACES FROM 17-19(INCLUDING TWO ACCESSIBLE) BY ALLOWING (2) PARKING SPACES. ELIMINATE INDOOR BICYCLE SPACES. PERMIT COMMUNITY ROOM TO BE USED BY SENIOR CITIEZENS NOT RESIDENT."},{"number":"687531","date":"2016-07-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"FOR THE ERECTION OF A THREE (3) STORY DETACHED STRUCTURE. FOUNDATION AND STRUCTURAL WORK TO BE IN ACCORDANCE WITH GEOTECHNICAL REPORT/STRUCTURAL PLANS. ENTIRE BUILDING TO BE FULLY SPRINKLERED PER NFPA 13.FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING ( FIFTY-ONE(51) SENIOR DWELLING UNITS) AND ACCESSORY COMMUNITY ROOM (FOR TENANT USE ONLY) WITH ACCESSORY SEVENTEEN ( 17) OFF-STREET PARKING SPACES INCLUDING WITH 2 H/C SPACES AND 17 ACCESSORY BICYCLE SPACE. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"710151","date":"2016-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"AMEND BUILDING PERMIT AP#687531 TO REVISE PERMIT WORDING: FOR THE ERECTION OF A THREE (3) STORY DETACHED STRUCTURE. FOUNDATION AND STRUCTURAL WORK TO BE IN ACCORDANCE WITH GEOTECHNICAL REPORT/STRUCTURAL PLANS. ENTIRE BUILDING TO BE FULLY SPRINKLERED PER NFPA 13.FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING (FIFTY-TWO (52)) SENIOR DWELLING UNITS) AND ACCESSORY COMMUNITY ROOM (FOR TENANT USE ONLY) WITH ACCESSORY NINETEEN ( 19) OFF-STREET PARKING SPACES. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"716507","date":"2016-08-31","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-06-09","scope":"AMEND PERMIT #687534 TO DESIGNATE ALFRED MCCLYMONT, PE OF MCCLYMONT & RAK GEOTECHNICAL ENGINEERS AS THE SPECIAL INSPECTOR FOR EXISTING SITE SOIL CONDITIONS, EXCAVATION AND FILLING OPERATIONS, AND DEEP FOUNDATIONS."},{"number":"723784","date":"2016-10-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; THREE (3) STORY MULTI-FAMILY HOUSEHOLD LIVING; FIFTY-TWO(52) SENIOR DWELLING UNITS; ACCESSORY COMMUNITY ROOM - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"739177","date":"2017-01-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"FOR THE INSTALLATION OF A COMPLETE MECHANICAL SYSTEM TO INCLUDE: DUCTLESS SPLIT SYSTEM HEAT PUMPS, EXHAUST FANS, SUPPLY/EXHAUST DUCTWORK, REGISTERS/DIFFUSERS, UNIT/WALL HEATERS, AIR HANDLING UNITS, CONDENSING UNITS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY PLUMBING AND ELECTRICAL WORK."},{"number":"741694","date":"2017-02-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"2000AMP 3 PHASE NEW ELECTRICAL SERVICE,ELECTRIC FIRE PUMP, APT LOAD CENTERS,APT RECEPTACLES,SWS,LIGHT FIXTURES, NURSES CALL SYSTEM AOR DOOR ENTRY SYSTEM, GENERATOR AND ATS SWITCHES AND LIGHTING PACKAGE PER 2008 NEC (SENIOR APTS)INSTALL FIRE ALARM SYSTEM PER NFPA 72"},{"number":"743265","date":"2017-03-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 IN NEW THREE (3) STORY BUILDING TO INCLUDE BACKFLOW PREVENTION ASSEMBLY, 4-INCH FIRE SERVICE LINE, AND FIRE PUMP AS PER APPROVED PLANS."},{"number":"803394","date":"2017-08-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"INSTALLATION OF ONE (1) VIKING VICH54208 KITCHEN EXHAUST HOOD WITH EXHAUST TIE-IN TO ONE (1) ROOF MOUNTED EXHAUST FAN & ALL ASSOCIATED EXHAUST DUCTWORK PER MANUFACTURER'S SPECIFICATIONS.***SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"},{"number":"791240","date":"2017-08-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"FOR THE INSTALLATION OF (1) ONE UL 300 LISTED WET CHEMICAL EXTINGUISHING SYSTEM WITH (4) FOUR FLOW POINTS IN ACCORDANCE WITH NFPA 17A; FIRE SUPPRESSION SYSTEM TO SERVE (1) ONE KITCHEN EXHAUST HOOD SYSTEM."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"749859","type":"Rental","status":"Active","businessName":"St. John Neumann Place II Senior Housing, LP (St. John Neumann Place II)","legalName":"St. John Neumann Place II Senior Housing, LP","address":"2627 MIFFLIN ST","revenueCode":"3202","rentalCategory":"Other","units":52,"issuedDate":"2017-08-25","latestIssueDate":"2026-07-22","expirationDate":"2027-08-31","inactiveDate":null}],"licenseActivity":[{"number":"749859","type":"Rental","businessName":"St. John Neumann Place II Senior Housing, LP (St. John Neumann Place II)","legalName":"St. John Neumann Place II Senior Housing, LP","issuedDate":"2017-08-25","latestIssueDate":"2026-07-22","closureDate":null,"expirationDate":"2027-08-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":52,"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 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #23737: CLOSED · Granted with conditions; related permit 554081. Use permit #543839: 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":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Aug 28, 2026; Fire Alarm Certification: Certified through Oct 10, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 20, 2024.","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":"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 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/"}]}