{"asOf":"2026-07-10T07:48:36.502Z","block":"5500-5599 WILLOWS AVE","blockUrl":"https://blockreport.homes/block/5500-5599-willows-ave","address":"5530 WILLOWS AVE","parcelNumber":"513216800","source":"https://property.phila.gov/?p=513216800","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW B/GAR 2 STY MASONRY","useLabel":"House","owner":"GORE ANN MARIE","coOwner":null,"marketValue":152700,"livableArea":1316,"yearBuilt":1925,"lastSale":{"price":39900,"date":"2002-06-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"2723231","date":"2013-02-11","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null},{"number":"2723230","date":"2013-02-11","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null},{"number":"3078942","date":"2013-02-22","title":"LICENSE-VAC RES BLDG","status":null,"resolutionDate":null},{"number":"VI-2024-061050","date":"2024-07-22","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-11-05"},{"number":"VI-2024-061051","date":"2024-07-22","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2024-11-05"},{"number":"VI-2024-061052","date":"2024-07-22","title":"DEBRIS REMOVE- DEMOLITION","status":"COMPLIED","resolutionDate":"2024-11-05"},{"number":"VI-2025-023669","date":"2025-04-21","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-04-21"}],"violationCases":[{"number":"370333","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-02-25","completedDate":"2014-01-07","violations":[{"number":"2723231","date":"2013-02-11","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null},{"number":"2723230","date":"2013-02-11","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null}]},{"number":"370335","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-02-25","completedDate":null,"violations":[{"number":"3078942","date":"2013-02-22","title":"LICENSE-VAC RES BLDG","status":null,"resolutionDate":null}]},{"number":"CF-2024-078000","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-22","completedDate":"2024-11-05","violations":[{"number":"VI-2024-061050","date":"2024-07-22","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-11-05"},{"number":"VI-2024-061051","date":"2024-07-22","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2024-11-05"},{"number":"VI-2024-061052","date":"2024-07-22","title":"DEBRIS REMOVE- DEMOLITION","status":"COMPLIED","resolutionDate":"2024-11-05"}]},{"number":"CF-2025-031113","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-04-21","completedDate":null,"violations":[{"number":"VI-2025-023669","date":"2025-04-21","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-04-21"}]}],"violYears":[{"y":2013,"n":3,"worst":null},{"y":2024,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"370333","date":"2013-02-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"370335","date":"2013-02-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"370333","date":"2014-01-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"370335","date":"2014-02-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"370335","date":"2014-03-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2024-078000","date":"2024-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-078000","date":"2024-10-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-078000","date":"2024-11-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-031113","date":"2025-04-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94247765251681,"lng":-75.2301168290175,"geom":{"type":"Polygon","coordinates":[[[-75.230024773,39.942432757],[-75.229994447,39.942407396],[-75.230034595,39.942377957],[-75.230239582,39.942547169],[-75.230196896,39.942576698],[-75.230024773,39.942432757]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":1,"lotArea":1336,"zoning":"RSA5","grade":"C","basement":"F","heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"5530 WILLOWS AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[{"year":2013,"total":59.83,"principal":0,"interest":23.42,"penalty":7.54},{"year":2014,"total":326.04,"principal":0,"interest":127.36,"penalty":62.24},{"year":2015,"total":530.99,"principal":219.68,"interest":81.37,"penalty":62.24},{"year":2016,"total":1038.11,"principal":870.88,"interest":13.06,"penalty":8.71}],"taxNet":1954.97,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":54100,"taxable":54100},{"y":2017,"v":54100,"taxable":54100},{"y":2018,"v":54100,"taxable":54100},{"y":2019,"v":57900,"taxable":57900},{"y":2020,"v":62700,"taxable":62700},{"y":2021,"v":62700,"taxable":62700},{"y":2022,"v":62700,"taxable":62700},{"y":2023,"v":68400,"taxable":68400},{"y":2024,"v":68400,"taxable":68400},{"y":2025,"v":132400,"taxable":132400},{"y":2026,"v":132400,"taxable":132400},{"y":2027,"v":152700,"taxable":152700}],"taxNow":1853,"familyHeld":false,"lastTransferNominal":false,"permits":[],"storyTag":"History","storyDelta":null,"timeline":[{"y":2002,"k":"sale","p":39900},{"y":2013,"k":"viol","w":"3 L&I violations"},{"y":2013,"k":"insp","w":"Inspection failed ×2"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"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 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Apr 21, 2025.","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/"}],"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"}]}