{"asOf":"2026-07-11T00:28:48.324Z","block":"5300-5399 WILLOWS AVE","blockUrl":"https://blockreport.homes/block/5300-5399-willows-ave","address":"5314 WILLOWS AVE","parcelNumber":"511119410","source":"https://property.phila.gov/?p=511119410","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"House","owner":"MASON DANA","coOwner":null,"marketValue":110000,"livableArea":1200,"yearBuilt":1925,"lastSale":{"price":220000,"date":"2026-04-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"1830535","date":"2010-08-25","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3961261","date":"2016-04-25","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3961259","date":"2016-04-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3961260","date":"2016-04-25","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"248915","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-08-26","completedDate":"2013-12-10","violations":[{"number":"1830535","date":"2010-08-25","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"529664","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-04-25","completedDate":"2016-07-11","violations":[{"number":"3961261","date":"2016-04-25","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3961259","date":"2016-04-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3961260","date":"2016-04-25","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2016,"n":3,"worst":null}],"investigations":[{"caseNumber":"248915","date":"2010-08-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"248915","date":"2010-09-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"248915","date":"2013-12-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"529664","date":"2016-04-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"529664","date":"2016-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"529664","date":"2016-07-08","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.944654442863836,"lng":-75.22701807350077,"geom":{"type":"Polygon","coordinates":[[[-75.226906039,39.944592235],[-75.226947335,39.944562967],[-75.227129741,39.944714795],[-75.227086301,39.94474537],[-75.226906039,39.944592235]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":2,"lotArea":1232,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"5","garage":null,"homestead":false,"mail":"5314 WILLOWS AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":53000,"taxable":0},{"y":2017,"v":53000,"taxable":0},{"y":2018,"v":53000,"taxable":0},{"y":2019,"v":62400,"taxable":62400},{"y":2020,"v":67600,"taxable":67600},{"y":2021,"v":67600,"taxable":67600},{"y":2022,"v":67600,"taxable":67600},{"y":2023,"v":68900,"taxable":68900},{"y":2024,"v":68900,"taxable":68900},{"y":2025,"v":95700,"taxable":95700},{"y":2026,"v":95700,"taxable":95700},{"y":2027,"v":110000,"taxable":110000}],"taxNow":1340,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1042457","date":"2020-02-14","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-05-20","scope":"TO RE-CONFIGURE INT SPACE IN THE EXISTING ONE FAMILY DWELLING AS PER PLAN"},{"number":"1050228","date":"2020-02-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-05","scope":"ELECTRICAL REWIRE/DEVICES ON EXISTING 100AMP SERVICE AS PER 2014 NEC"},{"number":"1051259","date":"2020-02-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-04","scope":"NEW DRAIN & WATER LINES TO FIXTURES 2-TOILETS, 2-LAVS, 1-SHOWER/TUB, 1-KITCHEN SINK, 1-LAUNDRY SINK, 1-WASHER, 1-HOSE BID & WATER HEATER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"MP-2020-000972","date":"2020-06-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-18","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS"}],"storyTag":"New construction","storyDelta":4.24,"timeline":[{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"sale","p":42000},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"sale","p":220000}],"rented":false,"licenses":[{"number":"918381","type":"Rental","status":"Inactive","businessName":"L&G Investment Group LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-03-08","latestIssueDate":"2023-03-08","expirationDate":"2024-03-07","inactiveDate":"2024-05-06"}],"signals":[],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 8, 2016.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 2 cases.","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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}