{"asOf":"2026-07-24T05:02:24.709Z","block":"700-799 LATONA ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-latona-st","address":"704 LATONA ST","parcelNumber":"021306000","source":"https://property.phila.gov/?p=021306000","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"MBT&J HOLDINGS LLC","coOwner":null,"marketValue":268700,"landAssessment":53740,"improvementAssessment":214960,"livableArea":827,"yearBuilt":1920,"lastSale":{"price":100000,"date":"2023-12-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"4440406","date":"2017-07-26","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440402","date":"2017-07-26","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440403","date":"2017-07-26","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440404","date":"2017-07-26","code":"FC-13-908.73","title":"CARBON MONOXIDE ALRM LOCATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440405","date":"2017-07-26","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440408","date":"2017-07-26","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440409","date":"2017-07-26","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440411","date":"2017-07-26","code":"PM15-305.4","title":"INTERIOR SURFACES STAIRS, ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440412","date":"2017-07-26","code":"PM15-307","title":"HANDRAILS AND GUARDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440415","date":"2017-07-26","code":"PM15-505.1","title":"PLUMB SYSTEMS-WATER GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4440416","date":"2017-07-26","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4490957","date":"2017-10-26","code":"PM15-603.1","title":"MECH - 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MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4490956","date":"2017-10-26","code":"PM15-602.2","title":"MECH AND ELEC - HEATING RESID","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-104226","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-10-11","completedDate":null,"violations":[{"number":"VI-2022-076913","date":"2022-10-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-08-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-076914","date":"2022-10-11","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-08-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-076915","date":"2022-10-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-08-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2017,"n":13,"worst":null},{"y":2022,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"596221","date":"2017-07-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"596221","date":"2017-08-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"596221","date":"2017-10-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"609778","date":"2017-10-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"609778","date":"2017-11-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-104226","date":"2022-10-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2022-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2023-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2023-08-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2023-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2024-07-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2024-08-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2024-10-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2024-11-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2025-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2025-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2025-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-104226","date":"2025-08-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":3,"passes":2},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.933128526078825,"lng":-75.15619985378066,"geom":{"type":"Polygon","coordinates":[[[-75.156166156,39.93317634],[-75.156182966,39.93307552],[-75.156233858,39.933081314],[-75.156213387,39.933182035],[-75.156166156,39.93317634]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":2,"baths":1,"stories":3,"lotArea":493,"zoning":"RSA5","grade":"C","basement":"C","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 54701, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"Construction next door (at 706 Latona) has caused damage to my home and my neighbor's property. We were given \"Unsafe Structure - Notice of Violation\" warnings (orange stickers). John Doherty, a supervisor from the Central East District, in","status":"In Process","outcome":"Continued","date":"2023-09-01","number":"HA-2022-004176","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":169600,"taxable":139600,"land":9124,"improvement":160476,"taxableLand":9124,"taxableImprovement":130476,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":169600,"taxable":139600,"land":47658,"improvement":121942,"taxableLand":47658,"taxableImprovement":91942,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":169600,"taxable":139600,"land":47658,"improvement":121942,"taxableLand":47658,"taxableImprovement":91942,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":171200,"taxable":131200,"land":47936,"improvement":123264,"taxableLand":47936,"taxableImprovement":83264,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":185500,"taxable":140500,"land":51940,"improvement":133560,"taxableLand":51940,"taxableImprovement":88560,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":185500,"taxable":140500,"land":51940,"improvement":133560,"taxableLand":51940,"taxableImprovement":88560,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":185500,"taxable":140500,"land":51940,"improvement":133560,"taxableLand":51940,"taxableImprovement":88560,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":315900,"taxable":235900,"land":63180,"improvement":252720,"taxableLand":63180,"taxableImprovement":172720,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":315900,"taxable":315900,"land":63180,"improvement":252720,"taxableLand":63180,"taxableImprovement":252720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":146000,"taxable":146000,"land":29200,"improvement":116800,"taxableLand":29200,"taxableImprovement":116800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":146000,"taxable":146000,"land":29200,"improvement":116800,"taxableLand":29200,"taxableImprovement":116800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":268700,"taxable":268700,"land":53740,"improvement":214960,"taxableLand":53740,"taxableImprovement":214960,"exemptLand":0,"exemptImprovement":0}],"taxNow":2044,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2024-011449","date":"2024-10-25","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2025-07-22","scope":"MAKE SAFE PERMIT- TO MAKE SAFE AS PER SUBMITTED PLANS AND as per Engineer's report to replace front wall, repair side wall/chimney and installation of permanent structural posts to resolve case #CF-2022-104226. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2022-104226. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""}],"storyTag":"Improved","storyDelta":-0.37,"timeline":[{"y":2010,"k":"sale","p":159000},{"y":2017,"k":"viol","w":"13 L&I violations"},{"y":2019,"k":"sale","p":255000},{"y":2022,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"appeal","w":"Appeal continued"},{"y":2023,"k":"sale","p":100000},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"234412","type":"Rental","status":"Inactive","businessName":"RUSSELL EHRLICH (C/O PLUMER & ASSOCIATES AGENT)","legalName":"RUSSELL EHRLICH","address":"704 LATONA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-05-21","latestIssueDate":"2010-03-09","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"748096","type":"Rental","status":"Inactive","businessName":"Victoria E Crosier","legalName":"Victoria E Crosier","address":"704 LATONA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-08-08","latestIssueDate":"2017-08-08","expirationDate":"2018-08-07","inactiveDate":"2018-10-06"}],"licenseActivity":[{"number":"748096","type":"Rental","businessName":"Victoria E Crosier","legalName":"Victoria E Crosier","issuedDate":"2017-08-08","latestIssueDate":"2017-08-08","closureDate":"2018-10-06","expirationDate":"2018-08-07","inactiveDate":"2018-10-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"234412","type":"Rental","businessName":"RUSSELL EHRLICH (C/O PLUMER & ASSOCIATES AGENT)","legalName":"RUSSELL EHRLICH","issuedDate":"2004-05-21","latestIssueDate":"2010-03-09","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 84% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $146,000 to $268,700","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 #HA-2022-004176: In Process · Continued.","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: RP-2024-011449 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 12, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"}],"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"}]}