{"asOf":"2026-07-11T07:40:15.703Z","block":"400-499 SOUTH ST","blockUrl":"https://blockreport.homes/block/400-499-south-st","address":"420 SOUTH ST","parcelNumber":"871012750","source":"https://property.phila.gov/?p=871012750","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"QIU REAL ESTATE LLC","coOwner":null,"marketValue":645100,"livableArea":3072,"yearBuilt":1900,"lastSale":{"price":750000,"date":"2023-12-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"685370","date":"2007-09-17","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2513905","date":"2012-06-16","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2542369","date":"2012-08-16","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-069788","date":"2024-08-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-10-30","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"128981","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-09-21","completedDate":"2007-09-21","violations":[{"number":"685370","date":"2007-09-17","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"333661","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-06-16","completedDate":"2012-08-17","violations":[{"number":"2513905","date":"2012-06-16","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"344763","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-17","completedDate":"2012-09-19","violations":[{"number":"2542369","date":"2012-08-16","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-090474","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-17","completedDate":"2024-10-31","violations":[{"number":"VI-2024-069788","date":"2024-08-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-10-30","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"128981","date":"2007-09-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"333661","date":"2012-06-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"333661","date":"2012-07-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"333661","date":"2012-08-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"344763","date":"2012-08-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"344763","date":"2012-09-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-090474","date":"2024-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090474","date":"2024-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090474","date":"2024-10-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2012,"fails":3,"passes":2},{"y":2024,"fails":2,"passes":1}],"taxOwed":518.67,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":518.67,"principalDue":0,"penaltyDue":194.92,"interestDue":201.4,"otherChargesDue":122.35,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-20","assessmentYear":2022,"totalAssessment":607500,"taxableAssessment":607500,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":8503.78,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94151195955594,"lng":-75.1500526125159,"geom":{"type":"Polygon","coordinates":[[[-75.149995058,39.941649275],[-75.150053829,39.941367678],[-75.150110167,39.941374645],[-75.150051396,39.941656241],[-75.149995058,39.941649275]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-006002","type":"Fire Alarm Certification","inspectionDate":"2024-03-05","result":"Certified","expirationDate":"2025-03-05","buildingId":"1369525"},{"number":"BC-2025-005510","type":"Fire Alarm Certification","inspectionDate":"2025-03-04","result":"Certified","expirationDate":"2026-03-04","buildingId":"1369525"},{"number":"BC-2026-006032","type":"Fire Alarm Certification","inspectionDate":"2026-03-04","result":"Certified","expirationDate":"2027-03-04","buildingId":"1369525"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1648,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"134 S LENOLA RD, MOORESTOWN NJ, 08057","mailOut":true,"appeals":[{"type":"ZBA Other","grounds":"PERMIT FOR THE LEGALIZATION OF MASSAGE THERAPY ON THE FIRST FLOOR (EXISTING BREECHED ON THE FIRST FLOOR INTO 422 SOUTH STREET) IN THE SAME BUILDING WITH TWO (2) APARTMENTS ABOVE (ONE APARTMENT EACH ON SECOND AND THIRD FLOOR).","status":"Submitted","outcome":null,"date":"2012-04-27","number":"17875","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":537600,"taxable":537600},{"y":2017,"v":537600,"taxable":537600},{"y":2018,"v":598000,"taxable":598000},{"y":2019,"v":601500,"taxable":601500},{"y":2020,"v":607500,"taxable":607500},{"y":2021,"v":607500,"taxable":607500},{"y":2022,"v":607500,"taxable":607500},{"y":2023,"v":588900,"taxable":588900},{"y":2024,"v":588900,"taxable":588900},{"y":2025,"v":656600,"taxable":656600},{"y":2026,"v":656600,"taxable":656600},{"y":2027,"v":645100,"taxable":645100}],"taxNow":9191,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2024-002892","date":"2024-03-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2024-001519","date":"2024-04-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-23","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":1.44,"timeline":[{"y":2007,"k":"viol","w":"L&I violation"},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"appeal","w":"Appeal filed"},{"y":2012,"k":"sale","p":307500},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2023,"k":"sale","p":750000},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"246755","type":"Rental","status":"Inactive","businessName":"WALTER & IRENE MEDUCHA","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2001-06-14","latestIssueDate":"2011-03-01","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"945876","type":"Rental","status":"Inactive","businessName":"QIU REAL ESTATE LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-03-05","latestIssueDate":"2025-06-19","expirationDate":"2026-03-04","inactiveDate":"2026-05-03"}],"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":["$519 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$518.67 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 31, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 4 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 4, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}