{"asOf":"2026-07-10T05:23:25.501Z","block":"700-799 SNYDER AVE","blockUrl":"https://blockreport.homes/block/700-799-snyder-ave","address":"748 SNYDER AVE","parcelNumber":"871177750","source":"https://property.phila.gov/?p=871177750","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":false,"taxExempt":false,"institutional":true,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"WOODLAND FEDERAL REALTY LLC","marketValue":327600,"livableArea":2445,"yearBuilt":1925,"lastSale":{"price":1,"date":"2022-03-28T04:00:00Z"},"openViolations":0,"violYears":[{"y":2009,"n":1,"worst":null},{"y":2021,"n":5,"worst":null},{"y":2024,"n":1,"worst":null}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2011,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"lat":39.92289541759513,"lng":-75.15965655554172,"geom":{"type":"Polygon","coordinates":[[[-75.159701063,39.922815167],[-75.159665388,39.922981653],[-75.159611463,39.922974873],[-75.159648665,39.922808421],[-75.159701063,39.922815167]]]},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":945,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"6314 DICKS AVENUE, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A CHECK CASHING AGENCY AS PART OF AN EXISTING MULTI-SERVICE AGENCY AND FOR THE ERECTION OF TWO (2) ACCESSORY FLATWALL SIGNS ALL ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING THREE (3) FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Denied","date":"2011-04-27","number":"14353"},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-004027"}],"taxYears":[],"taxNet":0,"taxLien":false,"timesSold":1,"abated":false,"valueSeries":[{"y":2016,"v":139100,"taxable":139100},{"y":2017,"v":139100,"taxable":139100},{"y":2018,"v":247200,"taxable":247200},{"y":2019,"v":254600,"taxable":254600},{"y":2020,"v":257100,"taxable":257100},{"y":2021,"v":257100,"taxable":257100},{"y":2022,"v":257100,"taxable":257100},{"y":2023,"v":285300,"taxable":285300},{"y":2024,"v":285300,"taxable":285300},{"y":2025,"v":307200,"taxable":307200},{"y":2026,"v":307200,"taxable":307200},{"y":2027,"v":327600,"taxable":327600}],"taxNow":4300,"familyHeld":true,"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"L&I violation"},{"y":2011,"k":"appeal","w":"Appeal denied"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #14353: CLOSED · Denied.","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":"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":"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/"}],"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/"}]}