{"asOf":"2026-07-25T23:53:01.543Z","block":"2400-2499 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-spruce-st","address":"2418 SPRUCE ST","parcelNumber":"081015400","source":"https://property.phila.gov/?p=081015400","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"21","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW OLD STYLE","useLabel":"House","owner":"KRUEGER DIRK","coOwner":"OLDANI DANILA","marketValue":1454500,"landAssessment":290900,"improvementAssessment":1163600,"livableArea":2781,"yearBuilt":1800,"lastSale":{"price":1200000,"date":"2009-06-10T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94875167735678,"lng":-75.18072280617841,"geom":{"type":"Polygon","coordinates":[[[-75.180725811,39.948616965],[-75.180782322,39.94862463],[-75.180719487,39.948886716],[-75.180663434,39.94887911],[-75.180725811,39.948616965]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":3,"stories":3,"lotArea":1552,"zoning":"RM1","grade":"C+","basement":"I","heater":"B","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"2418 SPRUCE ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1015600,"taxable":538340,"land":100053,"improvement":915547,"taxableLand":100053,"taxableImprovement":438287,"exemptLand":0,"exemptImprovement":477260},{"y":2017,"v":1015600,"taxable":611292,"land":240000,"improvement":775600,"taxableLand":240000,"taxableImprovement":371292,"exemptLand":0,"exemptImprovement":404308},{"y":2018,"v":1015600,"taxable":611292,"land":240000,"improvement":775600,"taxableLand":240000,"taxableImprovement":371292,"exemptLand":0,"exemptImprovement":404308},{"y":2019,"v":1042900,"taxable":1002900,"land":312870,"improvement":730030,"taxableLand":312870,"taxableImprovement":690030,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":1077700,"taxable":1032700,"land":323310,"improvement":754390,"taxableLand":323310,"taxableImprovement":709390,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":1077700,"taxable":1032700,"land":323310,"improvement":754390,"taxableLand":323310,"taxableImprovement":709390,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":1077700,"taxable":1032700,"land":323310,"improvement":754390,"taxableLand":323310,"taxableImprovement":709390,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":1367500,"taxable":1287500,"land":273500,"improvement":1094000,"taxableLand":273500,"taxableImprovement":1014000,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":1367500,"taxable":1287500,"land":273500,"improvement":1094000,"taxableLand":273500,"taxableImprovement":1014000,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":1495000,"taxable":1395000,"land":299000,"improvement":1196000,"taxableLand":299000,"taxableImprovement":1096000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":1495000,"taxable":1395000,"land":299000,"improvement":1196000,"taxableLand":299000,"taxableImprovement":1096000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":1454500,"taxable":1354500,"land":290900,"improvement":1163600,"taxableLand":290900,"taxableImprovement":1063600,"exemptLand":0,"exemptImprovement":100000}],"taxNow":19527,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"145140","date":"2008-04-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-09-12","scope":"INTERIOR DEMOLITION OF NON-BEARING PARTITIONS, REMOF DRYWAQLL THROUGHOUT HOUSE- NO REMOVAL OF STRUCTURAL ELEMENTS."},{"number":"148733","date":"2008-04-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-05","scope":"INSTALL 200AMP SERVICE, 35 LIGHTS, 25 OUTLETS, 5 GFI'S, 20 SWITCHES AS PER 2005 NEC (CC DISTRICT)"},{"number":"152559","date":"2008-05-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-02-03","scope":"INTERIOR RENOVATIONS AS PER PLANS NO EXTERIOR WORK"},{"number":"153916","date":"2008-05-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-01-28","scope":"ROUGH AND FINISH , WASHER, 1 KITCHEN SINK, 3 WATER CLOSETS, 3 LAVYS, 2 TUBS"},{"number":"164888","date":"2008-07-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-02-03","scope":"INSTALL ONE 70,000 BTU/ONE TON LENNOX HEATER/AC UNIT IN THE BASEMENT AND ONE 70,000 BTU/THREE TON HEATER/AC UNIT IN ON THE SECOND FLOOR OF A SFD. APPLICANT AGREES TO LIMIT CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD DATED FEBRUARY, 2007. DEVIATION FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES."},{"number":"170628","date":"2008-09-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-02-03","scope":"HISTORICAL REGISTERED PROPERTY. REPLACEMENT OF WINDOW SASHES ONLY IN EXISTING WINDOWS OPENINGS AS APPROVED BY PHILADELPHIA HISTORICAL COMMISSION. SEPARATE ZONING AND BUILDING PERMITS ARE REQUIRED FOR THE DECK ACTIVITY."},{"number":"175413","date":"2008-09-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-09-08","scope":"USE CHANGE FOR HISTORICAL HOME FROM 3 FAMILY TO A SINGLE FAMILY DWELLING"},{"number":"176217","date":"2008-09-23","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-09-23","scope":"ERECT A DECK 13' X 9'6\" AS PER DRAWINGS."},{"number":"176210","date":"2008-09-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-02-03","scope":"ERECT A DECK 13' X 9'6\" AS PER DRAWINGS (HISTORICAL)."},{"number":"215774","date":"2009-05-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-06-11","scope":"INSTALLATION OF A ROLL UP GATE IN REAR OF SFD"},{"number":"495560","date":"2013-09-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-09-30","scope":"REPLACE WATER SERVICE CURB TO HOUSE"},{"number":"516302","date":"2014-04-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-04-16","scope":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING ATTACHED SINGLE FAMILY DWELLING. SIZE AND LOCATION AS SHOWN ON SUBMITTED PLAN."},{"number":"527041","date":"2014-05-28","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-09-17","scope":"CONSTRUCT A ONE STORY ADDITION AT 3RD FLOOR REAR, SIDE BAY AND INTERIOR ALTERATIONS TO EXISTING THIRD FLOOR. - SFD"},{"number":"544063","date":"2014-06-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-22","scope":"ADD 5-RECESSED LIGHTS 2-SWITCHES & RECEPTS IN 2 BEDROOMS AS PER NEC 2008 CC DISTRICT"}],"storyTag":"Renovated & sold on","storyDelta":0.92,"timeline":[{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Mechanical"},{"y":2008,"k":"permit","w":"Major alteration"},{"y":2008,"k":"permit","w":"Use"},{"y":2008,"k":"permit","w":"Zoning"},{"y":2008,"k":"permit","w":"Major alteration"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2009,"k":"sale","p":1200000},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Zoning"},{"y":2014,"k":"permit","w":"Addition"},{"y":2014,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[{"number":"220314","type":"Rental","status":"Inactive","businessName":"FRANK CAPPELLI","legalName":"FRANK CAPPELLI","address":"2418 SPRUCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-05-13","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"220314","type":"Rental","businessName":"FRANK CAPPELLI","legalName":"FRANK CAPPELLI","issuedDate":"2004-05-13","latestIssueDate":"2005-04-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,077,700 to $1,367,500","no permit shown in 2022-2024"],"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":"Use permit #175413: COMPLETED.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}