{"asOf":"2026-07-11T07:39:37.819Z","block":"700-799 S 15TH ST","blockUrl":"https://blockreport.homes/block/700-799-s-15th-st","address":"776 S 15TH ST","parcelNumber":"881576600","source":"https://property.phila.gov/?p=881576600","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"776 S 15TH STREET LLC","coOwner":null,"marketValue":884400,"livableArea":3723,"yearBuilt":1920,"lastSale":{"price":650000,"date":"2019-05-14T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94112829078301,"lng":-75.16802550208513,"geom":{"type":"Polygon","coordinates":[[[-75.167875136,39.941131907],[-75.167885299,39.941086017],[-75.168176337,39.941124889],[-75.168165811,39.941170449],[-75.167875136,39.941131907]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-006811","type":"Fire Alarm Certification","inspectionDate":"2023-03-02","result":"Certified","expirationDate":"2024-03-02","buildingId":"1532674"},{"number":"BC-2024-018341","type":"Fire Alarm Certification","inspectionDate":"2024-04-22","result":"Certified","expirationDate":"2025-04-22","buildingId":"1532674"},{"number":"BC-2025-026494","type":"Fire Alarm Certification","inspectionDate":"2025-09-30","result":"Certified","expirationDate":"2026-09-30","buildingId":"1532674"},{"number":"BC-2026-014347","type":"Sprinkler Certification","inspectionDate":"2026-05-06","result":"Certified","expirationDate":"2027-05-06","buildingId":"1532674"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1530,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"736 S 20TH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":391100,"taxable":391100},{"y":2017,"v":391100,"taxable":391100},{"y":2018,"v":463200,"taxable":463200},{"y":2019,"v":573700,"taxable":573700},{"y":2020,"v":575100,"taxable":575100},{"y":2021,"v":575100,"taxable":575100},{"y":2022,"v":575100,"taxable":575100},{"y":2023,"v":949200,"taxable":575100},{"y":2024,"v":949200,"taxable":575100},{"y":2025,"v":800000,"taxable":502219},{"y":2026,"v":800000,"taxable":502219},{"y":2027,"v":884400,"taxable":535821}],"taxNow":7030,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-006138","date":"2020-10-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-09-13","scope":"For the partial demolition of one story portion at the rear of the building. For the erection of a one story addition above the two-story section of the structure, the erection of a three story addition at the rear, and the addition of a private roof deck and roof access structure. Size and Locations per plans."},{"number":"CP-2020-006630","date":"2020-12-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-13","scope":"AMENDMENT: FOR THE AMENDMENT OF CP-2020-006630 TO DOCUMENT UNDERPINNING ON THE NORTH WALL OF THE EXISTING BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. IF FIELD CONDITION VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. ORIGINAL: FOR THE ERECTION OF A ONE STORY ADDITION OVER THE EXISTING ATTACHED TWO STORY STRUCTURE WITH THE ERECTION OF A THREE STORY REAR ADDITION, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND STRUCTURAL WORK AS SHOWN PER APPROVED PLANS. STRUCTURE TO ALSO INCLUDE THE INSTALLATION OF A ROOF DECK OVER THE THIRD STORY PORTION ACCESSED BY A ROOF DECK ACCESS STRUCTURE. BUILDING FOR USE AS A FIVE FAMILY DWELLING WITH NO CHANGE IN USE. BUILDING TO BE FULL SPRINKLERED IN ACCORDANCE WIH NFPA 13R. 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."},{"number":"EP-2020-011548","date":"2021-02-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-29","scope":"Install fire alarm system per plans and 2016 NFPA 72."},{"number":"FP-2021-000461","date":"2021-03-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-06-03","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13R STANDARD WITH A NEW 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"EP-2021-004712","date":"2021-05-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-29","scope":"Wiring of entire building, including lighting, outlets, cable, and new 400 amp service, with new 100 amp panels for each unit, and 100 amp landlords panel as per 2017 NEC."},{"number":"PP-2021-010645","date":"2021-08-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-03","scope":"INSTALL FIVE HOT WATER HEATERS, FIVE KITCHEN SINKS, FIVE LAUNDRY SINKS, EIGHT LAVATORIES, SEVEN SHOWER/TUBS EIGHT WATER CLOSETS AND DISH WASHERS ACCORDING TO THE 2018 PPC."},{"number":"PP-2021-016841","date":"2021-09-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-29","scope":"Install new curb trap, fai , main drain and water distribution"},{"number":"MP-2021-007888","date":"2021-12-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-03","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (install 4 ducted 2 ton heat pump units and install 1 ductless mini split. all units CFM to be 1000 CFM or Less)."}],"storyTag":"New construction","storyDelta":28.55,"timeline":[{"y":2000,"k":"sale","p":22000},{"y":2019,"k":"sale","p":650000},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"257744","type":"Rental","status":"Closed","businessName":"GRADUATE PROPERTY GROUP LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2004-06-04","latestIssueDate":"2019-01-16","expirationDate":"2020-02-29","inactiveDate":null},{"number":"813174","type":"Rental","status":"Active","businessName":"776 S 15th Street LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2019-05-21","latestIssueDate":"2026-04-06","expirationDate":"2027-05-20","inactiveDate":null}],"units":5,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 65% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $575,100 to $949,200","no permit shown in 2022-2024"],"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":"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":"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 1920 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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 Sep 30, 2026; Sprinkler Certification: Certified through May 6, 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"}]}