{"asOf":"2026-07-29T10:52:57.992Z","block":"2800-2899 HOPE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-hope-st","address":"2821 HOPE ST","parcelNumber":"071049400","source":"https://property.phila.gov/?p=071049400","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":null,"buildingClass":"ROW 2 STY MASONRY","buildingClassNew":null,"useLabel":"Vacant lot","owner":"MAHMOUD IBRAHIM IMAM","coOwner":null,"marketValue":16300,"landAssessment":16300,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":8600,"date":"2006-05-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"2367729","date":"2012-02-23","code":"PM-302.7/1","title":"EXT A-MOTOR VEH MUST BE REMOV","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2367728","date":"2012-02-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2367730","date":"2012-02-23","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5320636","date":"2016-07-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5320637","date":"2016-07-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2024-045507","date":"2024-06-04","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045508","date":"2024-06-04","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045510","date":"2024-06-04","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045511","date":"2024-06-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045514","date":"2024-06-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045512","date":"2024-06-04","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045513","date":"2024-06-04","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2026-002722","date":"2026-01-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"317006","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-02-23","completedDate":"2012-03-09","violations":[{"number":"2367729","date":"2012-02-23","code":"PM-302.7/1","title":"EXT A-MOTOR VEH MUST BE REMOV","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2367728","date":"2012-02-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2367730","date":"2012-02-23","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"542846","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-07-06","completedDate":null,"violations":[{"number":"5320636","date":"2016-07-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5320637","date":"2016-07-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-056264","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-04","completedDate":"2024-08-05","violations":[{"number":"VI-2024-045507","date":"2024-06-04","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045508","date":"2024-06-04","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045510","date":"2024-06-04","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045511","date":"2024-06-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045514","date":"2024-06-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045512","date":"2024-06-04","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-045513","date":"2024-06-04","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"CLOSED","resolutionDate":"2024-08-05","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2026-004346","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-14","completedDate":"2026-04-06","violations":[{"number":"VI-2026-002722","date":"2026-01-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2012,"n":3,"worst":null},{"y":2016,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":7,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"87832","date":"2006-10-26","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"87832","date":"2006-10-26","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"143687","date":"2008-01-22","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"542846","date":"2016-07-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542846","date":"2016-08-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542846","date":"2016-12-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542846","date":"2017-04-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542846","date":"2017-08-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542846","date":"2017-11-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542846","date":"2018-04-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542846","date":"2018-11-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542846","date":"2019-08-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542846","date":"2020-02-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2024-056264","date":"2024-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-056264","date":"2024-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-056264","date":"2024-08-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-004346","date":"2026-01-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-004346","date":"2026-01-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-004346","date":"2026-04-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-004346","date":"2026-04-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":1},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99309955960711,"lng":-75.13085333197958,"geom":{"type":"Polygon","coordinates":[[[-75.130768289,39.99311384],[-75.130780886,39.993064913],[-75.130938092,39.993085587],[-75.130929957,39.99313402],[-75.130768289,39.99311384]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":765,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"9872 WISTARIA ST, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[],"taxYears":[{"year":2012,"total":164.73,"principal":93.71,"interest":35.14,"penalty":6.56},{"year":2013,"total":160.64,"principal":97.08,"interest":27.67,"penalty":6.8},{"year":2014,"total":749,"principal":490.04,"interest":95.56,"penalty":34.3},{"year":2015,"total":702.25,"principal":490.04,"interest":51.46,"penalty":34.3},{"year":2016,"total":648.09,"principal":511.91,"interest":7.68,"penalty":5.12}],"taxNet":2424.71,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":31800,"taxable":31800,"land":3901,"improvement":27899,"taxableLand":3901,"taxableImprovement":27899,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":31800,"taxable":31800,"land":18126,"improvement":13674,"taxableLand":18126,"taxableImprovement":13674,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":31800,"taxable":31800,"land":18126,"improvement":13674,"taxableLand":18126,"taxableImprovement":13674,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":9800,"taxable":9800,"land":5586,"improvement":4214,"taxableLand":5586,"taxableImprovement":4214,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":7400,"taxable":7400,"land":4218,"improvement":3182,"taxableLand":4218,"taxableImprovement":3182,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":7400,"taxable":7400,"land":4218,"improvement":3182,"taxableLand":4218,"taxableImprovement":3182,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":7400,"taxable":7400,"land":4218,"improvement":3182,"taxableLand":4218,"taxableImprovement":3182,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":17200,"taxable":17200,"land":3440,"improvement":13760,"taxableLand":3440,"taxableImprovement":13760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":17200,"taxable":17200,"land":3440,"improvement":13760,"taxableLand":3440,"taxableImprovement":13760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":19000,"taxable":19000,"land":19000,"improvement":0,"taxableLand":19000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":19000,"taxable":19000,"land":19000,"improvement":0,"taxableLand":19000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":16300,"taxable":16300,"land":16300,"improvement":0,"taxableLand":16300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":266,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"DP-2024-000899","date":"2024-07-26","work":"City Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-08-05","scope":"Sub Demolition Permit for CF-2024-056264. For the complete demolition of a SFD for the City of Philadelphia demolition program. Additional Specs: No sidewalk. 6 foot chain link fence along front. Rebuild damage tunnel alley wall. Install chain link fence next to rear yard of 2823. 1 stucco of 2823. Remove trees and all debris in rear. Install erosion control mat with topsoil & seed."},{"number":"PP-2024-010477","date":"2024-07-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-05","scope":"Created from Demolition Permit DP-2024-000899. Lateral Seal"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"permit","w":"City Demolition"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"demo"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"390767","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"IBRAHIM MAHMOUD","legalName":"IBRAHIM MAHMOUD","address":"2821 HOPE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2006-11-08","latestIssueDate":"2012-02-29","expirationDate":"2013-02-28","inactiveDate":null}],"licenseActivity":[{"number":"390767","type":"Vacant Residential Property / Lot","businessName":"IBRAHIM MAHMOUD","legalName":"IBRAHIM MAHMOUD","issuedDate":"2006-11-08","latestIssueDate":"2012-02-29","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["2 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 4 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":"15 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 6, 2026.","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/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #390767: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"}],"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/"}]}