{"asOf":"2026-07-29T10:14:40.088Z","block":"2700-2799 HOPE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-hope-st","address":"2718 HOPE ST","parcelNumber":"071000004","source":"https://property.phila.gov/?p=071000004","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SI","buildingCodeNew":"25","buildingClass":"VACANT LAND INDUST < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"HOWARD QOB LLC","coOwner":null,"marketValue":433300,"landAssessment":86660,"improvementAssessment":346640,"livableArea":2199,"yearBuilt":2024,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.991475263722045,"lng":-75.13145180264098,"geom":{"type":"Polygon","coordinates":[[[-75.131375785,39.991493501],[-75.131387208,39.991439447],[-75.131527822,39.991457027],[-75.131516398,39.991511079],[-75.131375785,39.991493501]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":3,"baths":3,"stories":3,"lotArea":786,"zoning":"RM1","grade":null,"basement":"1","heater":"H","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":23600,"taxable":23600,"land":23600,"improvement":0,"taxableLand":23600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":469000,"taxable":93800,"land":93800,"improvement":375200,"taxableLand":93800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":375200},{"y":2026,"v":469000,"taxable":93800,"land":93800,"improvement":375200,"taxableLand":93800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":375200},{"y":2027,"v":433300,"taxable":86660,"land":86660,"improvement":346640,"taxableLand":86660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":346640}],"taxNow":1313,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-004835","date":"2020-12-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-18","scope":"NEW CONSTRUCTION OF A THREE-STORY, THREE (3) FAMILY DWELLING (UNIT E1) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"MP-2023-001634","date":"2023-05-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-18","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"PP-2023-007041","date":"2023-05-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-12","scope":"INSTALL MD, CT, FAI & 2\" WDP Building J Hope St side"},{"number":"PP-2023-007088","date":"2023-06-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-18","scope":"Interior Plumbing, Installation of Supply, Drains, Waste, Vents pipes per PPC 2018"},{"number":"EP-2023-004475","date":"2023-06-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-06","scope":"INSTALL A 200 AMP 120/ 240V 1 PHASE SERVICE, (6) GANG METER BANK .INSTALL WIRING THROUGHOUT THE COMMON AREAS & FIVE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, INVERTER, SWITCHES, SENSORS, RECEPTACLES, AND 110v SMOKE ALARMS. INSTALL A NEW ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"FP-2023-001873","date":"2023-11-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-18","scope":"INSTALL ONE (1) NEW FIRE SUPPRESSION SYSTEM TO INCLUDE A 2\" FIRE SERVICE IN ACCORDANCE WITH NFPA 13 AT FIRST FLOOR LEVEL AND NFPA 13R ABOVE.. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"948461","type":"Rental","status":"Active","businessName":"Howard QOB LLC","legalName":"Howard QOB LLC","address":"2718 HOPE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-04-05","latestIssueDate":"2026-04-09","expirationDate":"2027-04-04","inactiveDate":null}],"licenseActivity":[{"number":"948461","type":"Rental","businessName":"Howard QOB LLC","legalName":"Howard QOB LLC","issuedDate":"2024-04-05","latestIssueDate":"2026-04-09","closureDate":null,"expirationDate":"2027-04-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":3,"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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1887% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $23,600 to $469,000","no permit shown in 2024-2026"],"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits 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":"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 multi-family. 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/"}],"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/"}]}