{"asOf":"2026-07-10T08:03:05.535Z","block":"1100-1199 S 11TH ST","blockUrl":"https://blockreport.homes/block/1100-1199-s-11th-st","address":"1179 S 11TH ST","parcelNumber":"871503920","source":"https://property.phila.gov/?p=871503920","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"MONTANARO ALBERT J","coOwner":"MONTANARO JOSEPHINE F","marketValue":291800,"livableArea":1824,"yearBuilt":1915,"lastSale":{"price":80000,"date":"1996-01-16T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.934926354185755,"lng":-75.16166101813596,"geom":{"type":"Polygon","coordinates":[[[-75.161545708,39.93492991],[-75.161557273,39.934885777],[-75.161775265,39.934922453],[-75.161765544,39.934967096],[-75.161545708,39.93492991]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1013,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"1018 ANNIN ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":324100,"taxable":303100},{"y":2017,"v":324100,"taxable":303100},{"y":2018,"v":230800,"taxable":209800},{"y":2019,"v":234800,"taxable":206800},{"y":2020,"v":237100,"taxable":209100},{"y":2021,"v":237100,"taxable":209100},{"y":2022,"v":237100,"taxable":209100},{"y":2023,"v":293400,"taxable":258779},{"y":2024,"v":293400,"taxable":258778.8},{"y":2025,"v":291000,"taxable":256662},{"y":2026,"v":291000,"taxable":256662},{"y":2027,"v":291800,"taxable":257367.6}],"taxNow":3593,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"988669","date":"2019-06-25","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-01-08","scope":"1ST FLOOR COMM SPACE REMOVE AND REPLACE WATER DAMAGED FLOOR BOARDS AND REPLACE WITH 3/4\" PLYWOOD ALSO ENHANCE/ IMPROVE EXT'G RATED ASSEMBLY NY LAMINATING 5/8 FC DRYWALL TO CEILING AND STAIR WALLS TO CREAT A \"VANILLA BOX\" AS PER EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standardwill result in permit revocation and require submission of construction plans.STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."}],"rented":false,"licenses":[{"number":"205103","type":"Food Preparing and Serving","status":"Inactive","businessName":"DANIEL CARBONARO (T/A D & J MEATS)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-06-15","latestIssueDate":"2003-06-15","expirationDate":"2004-04-30","inactiveDate":null},{"number":"270254","type":"Rental","status":"Inactive","businessName":"ALBERT MANTANARO (JOSEPHINE MANTANARO)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-09-01","latestIssueDate":"2015-04-22","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"327121","type":"Food Caterer","status":"Inactive","businessName":"TENNYSON SOBERS CATERING LLC","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2005-07-21","latestIssueDate":"2007-08-20","expirationDate":"2008-04-30","inactiveDate":"2011-07-21"},{"number":"539409","type":"Food Preparing and Serving","status":"Closed","businessName":"MANUEL EMIGDIO ANGEL (LUNA GROCERY)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-07-21","latestIssueDate":"2013-05-04","expirationDate":"2014-04-30","inactiveDate":null},{"number":"708578","type":"Food Preparing and Serving","status":"Inactive","businessName":"EDITH GROCERY INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-07-21","latestIssueDate":"2016-07-21","expirationDate":"2017-07-20","inactiveDate":"2017-09-18"}],"signals":[],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 988669 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #205103: Inactive; Food Caterer #327121: Inactive since Jul 21, 2011; Food Preparing and Serving #539409: Closed; Food Preparing and Serving #708578: Inactive since Sep 18, 2017","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"},{"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"}]}