{"asOf":"2026-07-09T20:46:45.899Z","block":"1300-1399 CHESTNUT ST","blockUrl":"https://blockreport.homes/block/1300-1399-chestnut-st","address":"1326-28 CHESTNUT ST","parcelNumber":"883843000","source":"https://property.phila.gov/?p=883843000","ownerType":"investor","kind":"offices","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"OFF BLD COM NO GAR MASON","useLabel":"Offices","owner":"1326 CHESTNUT OWNERS LLC","marketValue":7780500,"livableArea":51520,"yearBuilt":1900,"lastSale":{"price":4700000,"date":"2015-09-18T04:00:00Z"},"openViolations":0,"violYears":[{"y":2007,"n":2,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2014,"n":4,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2025,"n":6,"worst":null}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2007,"fails":1,"passes":2},{"y":2010,"fails":1,"passes":1},{"y":2014,"fails":3,"passes":0},{"y":2015,"fails":1,"passes":3},{"y":2017,"fails":1,"passes":1},{"y":2025,"fails":6,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"lat":39.95033898246231,"lng":-75.1630034730666,"geom":{"type":"Polygon","coordinates":[[[-75.162878238,39.950642897],[-75.163016443,39.950020542],[-75.163128707,39.950035067],[-75.162990503,39.950657423],[-75.162878238,39.950642897]]]},"zip":"19107","beds":null,"baths":null,"stories":8,"lotArea":7360,"zoning":"CMX5","grade":"A+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"701 E MARKET ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #295283.","status":"OPEN","outcome":"APPROVED","date":"2011-02-11","number":"14095"},{"type":"Building standards appeal","grounds":"ON 3/23/11, THE DEPARTMENT ON LICENSES AND INPECTIONS ISSUED A NOTICE OF REFUSAL FOR APLICATION #318699.","status":"CLOSED","outcome":"APPROVED","date":"2011-04-28","number":"14860"},{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR THE ERECTION OF A ROOF DECK ACCESSED BY A STAIR TOWER ADDITION, AND AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS.\nFOR USE OF VACANT COMMERCIAL ON FIRST FLOOR (USE REGISTRATION R","status":"CLOSED","outcome":"Granted","date":"2016-01-27","number":"26729"},{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR PROPOSED SIT DOWN RESTAURANT ON 1ST AND 2ND FLOOR, FOOD PREPARATION AREA AND ACCESSORY STORAGE IN BASEMENT WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN\nEXISTING STRUCTURE.\nNO PLANS REQUIRED WITH THIS APPLICATION","status":"OPEN","outcome":"Granted","date":"2018-02-07","number":"32494"},{"type":"Building standards appeal","grounds":"ON 03/28/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #847128.","status":"CLOSED","outcome":"APPROVED","date":"2018-04-30","number":"33535"},{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR PROPOSED SIT DOWN RESTAURANT AND BARBER SHOP (PERSONAL SERVICE) ON\nREAR OF CELLAR, 1ST AND 2ND FLOOR/SPACE # 1325 WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN THE A","status":"OPEN","outcome":"Granted","date":"2019-06-05","number":"37046"},{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXEMPTION FOR USE AS AN EATING AND DRINKING ESTABLISHMENT - SIT-DOWN RESTAURANT.","status":"Completed","outcome":"Granted","date":"2023-01-17","number":"ZP-2022-006546"},{"type":"LIRB SVN Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2026-04-08","number":"HA-2025-001530"}],"taxYears":[],"taxNet":0,"taxLien":false,"timesSold":0,"abated":true,"valueSeries":[{"y":2016,"v":2656200,"taxable":2656200},{"y":2017,"v":2656200,"taxable":2656200},{"y":2018,"v":3009400,"taxable":3009400},{"y":2019,"v":8200000,"taxable":3006200},{"y":2020,"v":8200000,"taxable":3006200},{"y":2021,"v":8200000,"taxable":3006200},{"y":2022,"v":8200000,"taxable":3006200},{"y":2023,"v":8746900,"taxable":3848636},{"y":2024,"v":8746900,"taxable":3848636},{"y":2025,"v":8355800,"taxable":3676552},{"y":2026,"v":8355800,"taxable":3676552},{"y":2027,"v":7780500,"taxable":3423420}],"taxNow":47921,"familyHeld":false,"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #26729: CLOSED · Granted.","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":"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/"}],"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/"}]}