{"asOf":"2026-07-09T15:53:49.118Z","block":"1700-1799 S 25TH ST","blockUrl":"https://blockreport.homes/block/1700-1799-s-25th-st","address":"1701 S 25TH ST","parcelNumber":"885418680","source":"https://property.phila.gov/?p=885418680","ownerType":"vacant","kind":"vacant land","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"VACANT LAND INDUST < ACRE","useLabel":"Vacant lot","owner":"H&M DEVELOPMENT LLC","marketValue":453400,"livableArea":null,"yearBuilt":null,"lastSale":{"price":787500,"date":"2021-01-08T05:00:00Z"},"openViolations":0,"violYears":[{"y":2008,"n":2,"worst":null},{"y":2010,"n":2,"worst":null}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":2}],"taxOwed":0,"lat":39.93136295002002,"lng":-75.18647312769328,"geom":{"type":"Polygon","coordinates":[[[-75.186267964,39.931463561],[-75.186322023,39.931207193],[-75.186680687,39.931250351],[-75.186622359,39.931519988],[-75.186267964,39.931463561]]]},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":10077,"zoning":"ICMX","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"27 STRATTON DR, WAYNE NJ, 07470","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"TOOK CARE OF ALL DEPARTMEMT OF REVENUE ISSUES. HAVE ALL 2010 LICENSES REACTIVATED TAX ACCOUNT AND BUSINESS PRIVILEGE TAX AND FILED AND APPEALED FOR ZONING.","status":"OPEN","outcome":"MOOT","date":"2010-03-25","number":"11280"},{"type":"Zoning board appeal","grounds":"PERMIT FOR LEGALIZATION OF USE AS PARKING FOR A TOWING COMPANY WITH A TOTAL OF THIRTY-FIVE(35) OPEN-AIR OFF-STREET PARKING SPACES FOR TOW TRUCKS AND STORAGE OF OPERABLE AND INOPERABLE (TOWED) VEHICLES ON THE SAME LOT WITH AN OFFICE FOR THE ","status":"CLOSED","outcome":"Granted with conditions","date":"2010-04-28","number":"11293"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the erection of a Planned Unit Development consisting of twelve townhouse units each including an interior parking garage and a roof deck with a roof access structure. Garage access by way of a central drive isle. \n\nFor the use a","status":"Completed","outcome":"Denied","date":"2022-02-02","number":"ZP-2021-003959"},{"type":"ZBA Reconsideration","grounds":"PERMIT For the erection of a Planned Unit Development consisting of twelve townhouse units each including an interior parking garage and a roof deck with a roof access structure. Garage access by way of a central drive isle. \n\nFor the use a","status":"In Process","outcome":"Complete","date":"2022-10-20","number":"HA-2022-001870"}],"taxYears":[],"taxNet":0,"taxLien":false,"timesSold":2,"abated":false,"valueSeries":[{"y":2016,"v":105200,"taxable":105200},{"y":2017,"v":105200,"taxable":105200},{"y":2018,"v":83000,"taxable":83000},{"y":2019,"v":103700,"taxable":103700},{"y":2020,"v":103700,"taxable":103700},{"y":2021,"v":103700,"taxable":103700},{"y":2022,"v":103700,"taxable":103700},{"y":2023,"v":201500,"taxable":201500},{"y":2024,"v":201500,"taxable":201500},{"y":2025,"v":225000,"taxable":225000},{"y":2026,"v":225000,"taxable":225000},{"y":2027,"v":453400,"taxable":453400}],"taxNow":3150,"familyHeld":false,"storyTag":"New construction","storyDelta":1.63,"timeline":[{"y":2008,"k":"insp","w":"Inspection failed"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2009,"k":"insp","w":"Inspection failed"},{"y":2010,"k":"appeal","w":"Appeal moot"},{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Use"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2020,"k":"sale","p":300000},{"y":2021,"k":"sale","p":787500},{"y":2022,"k":"appeal","w":"Appeal denied"},{"y":2022,"k":"appeal","w":"Appeal complete"}],"rented":false,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 102% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $225,000 to $453,400","no permit shown in 2026-2028"],"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 #11293: CLOSED · Granted with conditions.","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/"}],"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/"}]}