{"asOf":"2026-07-10T12:43:41.697Z","block":"200-299 S 60TH ST","blockUrl":"https://blockreport.homes/block/200-299-s-60th-st","address":"261 S 60TH ST","parcelNumber":"871401940","source":"https://property.phila.gov/?p=871401940","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 2 STY MASON","useLabel":"Mixed-use","owner":"RAPHAEL REALTY LLC","coOwner":null,"marketValue":901100,"livableArea":4096,"yearBuilt":2022,"lastSale":{"price":37000,"date":"2020-02-22T05:00:00Z"},"openViolations":2,"violations":[{"number":"5320072","date":"2020-01-28","title":"EXTERIOR STRUCT UNSAFE COND 2","status":null,"resolutionDate":null},{"number":"5320071","date":"2020-01-28","title":"ID STRUCTURE","status":null,"resolutionDate":null},{"number":"5320070","date":"2020-01-28","title":"ARCHITECT/ENGINEER SERVICES","status":null,"resolutionDate":null},{"number":"5320073","date":"2020-01-28","title":"EXTERIOR STRUCT UNSAFE COND 3","status":null,"resolutionDate":null},{"number":"VI-2025-027739","date":"2025-05-02","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null},{"number":"VI-2025-027740","date":"2025-05-02","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null}],"violationCases":[{"number":"722721","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2020-01-28","completedDate":null,"violations":[{"number":"5320072","date":"2020-01-28","title":"EXTERIOR STRUCT UNSAFE COND 2","status":null,"resolutionDate":null},{"number":"5320071","date":"2020-01-28","title":"ID STRUCTURE","status":null,"resolutionDate":null},{"number":"5320070","date":"2020-01-28","title":"ARCHITECT/ENGINEER SERVICES","status":null,"resolutionDate":null},{"number":"5320073","date":"2020-01-28","title":"EXTERIOR STRUCT UNSAFE COND 3","status":null,"resolutionDate":null}]},{"number":"CF-2025-036702","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-05-02","completedDate":null,"violations":[{"number":"VI-2025-027739","date":"2025-05-02","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null},{"number":"VI-2025-027740","date":"2025-05-02","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null}]}],"violYears":[{"y":2020,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 2"},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"722721","date":"2020-01-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"722721","date":"2020-02-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"722721","date":"2020-03-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2025-036702","date":"2025-05-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-036702","date":"2025-10-24","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95710008245208,"lng":-75.24154391290216,"geom":{"type":"Polygon","coordinates":[[[-75.241662513,39.957137277],[-75.241416093,39.957106232],[-75.241425313,39.957062888],[-75.241671733,39.957093933],[-75.241662513,39.957137277]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-016730","type":"Fire Alarm Certification","inspectionDate":"2022-11-10","result":"Certified","expirationDate":"2023-11-10","buildingId":"1377593"},{"number":"BC-2026-015993","type":"Fire Alarm Certification","inspectionDate":"2026-06-04","result":"Certified","expirationDate":"2027-06-04","buildingId":"1377593"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":4,"lotArea":1120,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1735 MARKET ST STE A153, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"FOR ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY THE PILOTHOUSES AND REAR DECKS, SIZE AND LOCATION AS SHOWN ON THE PLAN. FOR USE AS A VACANT COMMERCIAL SPACE ON THE GROUND LEVEL (SEPARATE USE REGISTRATION PERMIT REQUIRED) AN","status":"Completed","outcome":"Granted","date":"2020-12-28","number":"ZP-2020-003315","relatedPermit":"ZP-2020-003315"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":41000,"taxable":41000},{"y":2017,"v":41000,"taxable":41000},{"y":2018,"v":44400,"taxable":44400},{"y":2019,"v":45700,"taxable":45700},{"y":2020,"v":46100,"taxable":46100},{"y":2021,"v":13500,"taxable":13500},{"y":2022,"v":13500,"taxable":13500},{"y":2023,"v":13500,"taxable":13500},{"y":2024,"v":13500,"taxable":13500},{"y":2025,"v":14800,"taxable":14800},{"y":2026,"v":844100,"taxable":844100},{"y":2027,"v":901100,"taxable":901100}],"taxNow":11816,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1055694","date":"2020-03-06","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-03-17","scope":"FOR THE COMPLETE DEMOLITION OF A VACANT SFD AS PART OF THE CITY OF PHILADELPHIA DEPARTMENT OF LICENSES AND INSPECTIONS DEMOLITION PROGRAM. Add'l specs: *Air - 2 stucco c/w 259 & 263 s 60th St. Replace front sidewalk. Erosion control mat with seed on lot.*"},{"number":"ZP-2020-003315","date":"2020-12-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-11-18","scope":"FOR ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY THE PILOTHOUSES AND REAR DECKS, SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"CP-2021-003784","date":"2021-07-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-18","scope":"For the erection of a four (4) story structure with roof deck and roof deck access structures. Vacant commerical space a the 1st floor (separate CO and use permit required) and three (3) family dwelling above. Entire building to be sprinklered per NFPA 13. Building to be equipped with standpipes per NFPA 14. **AMEND PERMIT PER REVISED PLAN SHEETS G-1, A-1, A-2 A-3, A-4 AND A-7**"},{"number":"PP-2021-023877","date":"2021-12-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-16","scope":"SUPPLY AND INSTALL NEW 6\" STORM LINE MAIN TO BLDG SUPPLY AND INSTALL NEW 6\" CURB TRAP SUPPLY AND INSTALL NEW 6\" SANITARY LINE CURB TO BLDG SUPPLY AND INSTALL NEW 5\" CURB TRAP SUPPLY AND INSTALL NEW 5\" SANITARY LINE CURB TO BLDG SUPPLY AND INSTALL (1) 1\" DOMESTIC WATER LINE MAIN TO BLDG SUPPLY (1) NEW 1\" WATER METER (INSTALLED BY PWD) SUPPLY AND INSTALL (2) NEW 4\" FRESHAIR INLETS"},{"number":"EP-2022-000410","date":"2022-02-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-31","scope":"Install 600A service with grounding, 5-gang meter socket, panels and feeders. Complete wiring throughout common areas, vacant commercial space and three (3) family dwelling with receptacles, switches, light fixtures as per 2017 NEC. Install fire alarm system complete with pulls, horns, strobes as per 2016 NFPA 72."},{"number":"MP-2022-000870","date":"2022-02-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-18","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install One (1)- 92% Eff. 80,000 BTU Gas furnaces Exhausted via direct vent to the exterior (Side) install ductwork, grilles, registers and diffusers, installing One 2-Ton Coil & One 2-Ton 13 SEER A/C condenser located on a pad at the rear of the building on the ground floor. and In upper units install three (3)- 92% Eff. 60,000 BTU Gas furnaces Exhausted via direct vent to the exterior (Side) install all ductwork, grilles, registers and diffusers, installing three (3) 2-Ton Coil & One 2-Ton 13 SEER A/C condenser located on a pad at the rear of the building (MLTF) CP-2021-003784"},{"number":"PP-2022-000858","date":"2022-02-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-18","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"FP-2022-001601","date":"2022-06-03","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-10-19","scope":"Rough-In Permit for FP-2022-000392 (CP-2021-003784)"},{"number":"FP-2022-000392","date":"2022-06-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-11-18","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new, two (2) inch fire service line as per PWD Utility Plan dated 04/29/2021, two-and-a-half (2.5) inch backflow prevention device located within the basement, and two (2), four (4) inch Class I wet standpipes within protected shafts adjacent to the exit stairways installed as per NFPA 14), throughout a new four (4) story attached structure (w/roof deck and pilot house enclosing access stairs only) to be used as Vacant Commercial Space at basement and ground floor, with Group R-2 (Three (3) Dwelling Units) above, as per plans and hydraulic calculations; see CP-2021-003784 for building permit."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"925625","type":"Rental","status":"Expired","businessName":"Raphael Realty LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-06-07","latestIssueDate":"2025-05-19","expirationDate":"2026-06-06","inactiveDate":null}],"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":["2 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 5603% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $14,800 to $844,100","no permit shown in 2025-2027"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-003315: Completed · Granted; related permit ZP-2020-003315.","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":"violations","level":"attention","title":"2 open L&I violations","finding":"6 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"4 failed, 0 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Oct 24, 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/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 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.","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"}]}