{"asOf":"2026-07-10T08:22:47.603Z","block":"300-399 S 12TH ST","blockUrl":"https://blockreport.homes/block/300-399-s-12th-st","address":"308 S 12TH ST","parcelNumber":"871508600","source":"https://property.phila.gov/?p=871508600","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"GIANCARLO & MARCELLO LLC","coOwner":null,"marketValue":936300,"livableArea":3672,"yearBuilt":1900,"lastSale":{"price":850000,"date":"2015-10-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"3141499","date":"2014-04-10","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null}],"violationCases":[{"number":"508575","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3141499","date":"2014-04-10","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null}]}],"violYears":[{"y":2014,"n":1,"worst":null}],"investigations":[{"caseNumber":"83414","date":"2006-10-05","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94606959306716,"lng":-75.16138992292669,"geom":{"type":"Polygon","coordinates":[[[-75.161227922,39.94607214],[-75.161238197,39.946025608],[-75.161552171,39.946067078],[-75.161541332,39.946113565],[-75.161227922,39.94607214]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":3,"lotArea":1584,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"815 S DARIEN ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR PERSONAL SERVICES (PERSONAL GROOMING) ON THE FIRST FLOOR OF AN EXISTING BUILDING WITH TWO (2) EXISTING APARTMENTS ABOVE AND TWO (2) INTERIOR ACCESSORY PARKING SPACES. FOR ONE (1) NON-ILLUMINATED DOUBLE FACED PROJECTING SIGN AND T","status":"CLOSED","outcome":"Granted","date":"2013-10-23","number":"21401","relatedPermit":"482790"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":734400,"taxable":734400},{"y":2017,"v":734400,"taxable":734400},{"y":2018,"v":794200,"taxable":794200},{"y":2019,"v":818000,"taxable":818000},{"y":2020,"v":826100,"taxable":826100},{"y":2021,"v":826100,"taxable":826100},{"y":2022,"v":826100,"taxable":826100},{"y":2023,"v":896400,"taxable":896400},{"y":2024,"v":896400,"taxable":896400},{"y":2025,"v":906900,"taxable":906900},{"y":2026,"v":906900,"taxable":906900},{"y":2027,"v":936300,"taxable":936300}],"taxNow":12695,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"482790","date":"2013-10-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-10-31","scope":"1ST FLOOR USE TO PERSONAL SERVICES ASSOCIATED WITH PERSONAL GROOMING, ACCESSORY SIGN, ONE PROJECTING AND TWO WINDOWS SIGNS AND TWO CAR GARAGE. 2ND AND 3RD FLOOR 2 APTS."},{"number":"508575","date":"2013-12-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-06-13","scope":"FOR LEVEL II ALTERATIONS ON THE FIRST FLOOR OF AN EXISTING BUILDING FOR USE A HAIR SALON. ALTERATION TO INCLUDE THE ERECTION OF PARITION WALLS AND PROVIDE ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"515367","date":"2014-01-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-11","scope":"INSTALL 2 DIRECT VENT 90% 70,000BTU FURNACES WITH A/C INCLUDING DUCTWORK(MIXED USE)"},{"number":"515334","date":"2014-02-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-01","scope":"INSTALL RECESSED LIGHTS,OUTLETS,SWITCHES,300AMP SERVCIE AND FIRE ALARM PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"522037","date":"2014-03-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-11","scope":"1ST FLOOR - HAIR SALON PLUMBING ALTERATIONS - ADD (3)SHAMPOO SINKS"},{"number":"641838","date":"2015-09-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-07","scope":"REPLACE 3/4\" WATER SERVICE.FROM MAIN IN STREET, TO CURB STOP IN BASEMENT WALL"},{"number":"838337","date":"2017-12-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-06","scope":"REPLACE CURB TRAP WITH FRESH AIR INLET-PA1#20173450174-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2006,"k":"insp","w":"Inspection passed"},{"y":2013,"k":"appeal","w":"Appeal granted"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"sale","p":850000},{"y":2017,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"250308","type":"Rental","status":"Inactive","businessName":"MILLSTEIN SEYMOUR","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-03-11","latestIssueDate":"2015-03-12","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"680953","type":"Rental","status":"Active","businessName":"GIANCARLO & MARCELLO LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-10-19","latestIssueDate":"2025-10-31","expirationDate":"2026-10-31","inactiveDate":null}],"units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #482790: COMPLETED.","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1 historical violation across 1 case.","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/"}],"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"}]}