{"asOf":"2026-07-25T12:13:52.723Z","block":"2300-2399 DELANCEY PL","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-delancey-pl","address":"2316 DELANCEY PL","parcelNumber":"081040200","source":"https://property.phila.gov/?p=081040200","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":"RADER DANIEL J","coOwner":"CANNUSCIO CAROLYN","marketValue":2677400,"landAssessment":535480,"improvementAssessment":2141920,"livableArea":3450,"yearBuilt":1850,"lastSale":{"price":2725000,"date":"2017-12-21T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.947941577311006,"lng":-75.1798792186915,"geom":{"type":"Polygon","coordinates":[[[-75.179816109,39.948069228],[-75.179872152,39.947805184],[-75.179942647,39.947814082],[-75.179885701,39.94807875],[-75.179816109,39.948069228]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-016996","type":"Sprinkler Certification","inspectionDate":"2023-05-03","result":"Certified","expirationDate":"2024-05-03","buildingId":"1406475"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":4,"baths":2,"stories":3,"lotArea":1925,"zoning":"RM1","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2316 DELANCEY PL, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR DEMOLITION OF EXISTING FORTH STORIES ROOF DECK AND PARTIAL DEMOLITION OF THIRD STORY MONITOR AND FORTH STORY FRONT PORTION. ERECTION OF A FORTH STORY ADDITION ABOVE THE EXISTING THIRD STORY WITH ROOF DECK AND ERECTION OF ONE STOR","status":"CLOSED","outcome":"Granted","date":"2013-10-02","number":"21099","relatedPermit":"482133"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":783800,"taxable":783800,"land":132556,"improvement":651244,"taxableLand":132556,"taxableImprovement":651244,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":783800,"taxable":783800,"land":235140,"improvement":548660,"taxableLand":235140,"taxableImprovement":548660,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":783800,"taxable":783800,"land":235140,"improvement":548660,"taxableLand":235140,"taxableImprovement":548660,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2415000,"taxable":783800,"land":700350,"improvement":1714650,"taxableLand":700350,"taxableImprovement":83450,"exemptLand":0,"exemptImprovement":1631200},{"y":2020,"v":2495600,"taxable":798088,"land":711246,"improvement":1784354,"taxableLand":711246,"taxableImprovement":86842,"exemptLand":0,"exemptImprovement":1697512},{"y":2021,"v":2495600,"taxable":798088,"land":711246,"improvement":1784354,"taxableLand":711246,"taxableImprovement":86842,"exemptLand":0,"exemptImprovement":1697512},{"y":2022,"v":2495600,"taxable":798088,"land":711246,"improvement":1784354,"taxableLand":711246,"taxableImprovement":86842,"exemptLand":0,"exemptImprovement":1697512},{"y":2023,"v":2745100,"taxable":658805,"land":549000,"improvement":2196100,"taxableLand":549000,"taxableImprovement":109805,"exemptLand":0,"exemptImprovement":2086295},{"y":2024,"v":2745100,"taxable":658805,"land":549000,"improvement":2196100,"taxableLand":549000,"taxableImprovement":109805,"exemptLand":0,"exemptImprovement":2086295},{"y":2025,"v":2605700,"taxable":625368,"land":521140,"improvement":2084560,"taxableLand":521140,"taxableImprovement":104228,"exemptLand":0,"exemptImprovement":1980332},{"y":2026,"v":2605700,"taxable":625368,"land":521140,"improvement":2084560,"taxableLand":521140,"taxableImprovement":104228,"exemptLand":0,"exemptImprovement":1980332},{"y":2027,"v":2677400,"taxable":642576,"land":535480,"improvement":2141920,"taxableLand":535480,"taxableImprovement":107096,"exemptLand":0,"exemptImprovement":2034824}],"taxNow":8754,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"482133","date":"2015-03-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-03-26","scope":"DEMOLITION OF EXISTING FORTH STORIES ROOF DECK AND PARTIAL DEMOLITION OF THIRD STORY MONITOR AND FORTH STORY FRONT PORTION. ERECTION OF A FORTH STORY ADDITION ABOVE THE EXISTING THIRD STORY WITH ROOF DECK AND ERECTION OF ONE STORY REAR TWO CAR GARAGE ADDITIONS WITH ROOF DECK. SIZE AND LOCATION AS SHOWN IN THE APPLICATION.USE AS A SINGLE FAMILY DWELLING WITH TWO (2) OFF STREET REAR PARKING GARAGE."},{"number":"599577","date":"2015-03-31","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-02-22","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.PER HISTORIC APPROVAL-NO WORK TO EXTERIOR OE WINDOWS ON THIS PERMIT."},{"number":"612511","date":"2015-05-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-19","scope":"300AMP SERVCIE,105 RECEPTACLES,78 SWS,102 LIGHTIGN FIXTURES,5 EXHUAST FANS,14 SMOKES,2 A/C COMPRESSORS,2 BLOWER UNTIS,240 VOLT OVEN,240 VOLT ELEVATOR DISCONNECT,3 FLOOR HEATING PADS AND TERMOSTATES AND KITCHEN APPLICANCES PER 2008 NEC (SFD)"},{"number":"649202","date":"2015-12-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-19","scope":"PHILADELPHIA HISTORICAL COMMISSION REGISTERED PROPERTY. INTERIOR STRUCTURAL ALTERATIONS; DEMOLISH EXISTING ROOF DECK & EXISTING MONITOR, REPLACE FRONT ROOF STRUCTURE AND MEMBRANE, CONSTRUCT FOUNDATION FOR FUTURE REAR ADDITION REPLACE WINDOWS EXISTING MASONRY OPENINGS ALL DETAILS TO BE REVIEWED BY PHILADELPHIA HISTORICAL COMMISSION. PARIALLY DEMOLISH EXISTING BASEMENT SLAB. WORK TO PERFORMED IN CONJUCTION WITH INTERIOR NON STRUCTURAL ALTERATIONS APPROVED AS PART OF BUILDING PERMIT NO.599577. **POST THIS PERMIT ** POST THE PROJECT INFORMATION SIGN**"},{"number":"644597","date":"2016-02-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-12-19","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM PER NFPA 13R STANDARD WITH 2 INCH FIRE SERVICE LINE AS PER PLANS."},{"number":"688371","date":"2016-06-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-19","scope":"INSTALL 2 AIR HANDLING UNITS AND 2 ROOFTOP CONDENSERS WITH DUCT WORK, ROOF UNITS TO NOT BE VISIBLE FROM AND PUBLIC RIGHT OF WAY"},{"number":"688370","date":"2016-06-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-19","scope":"ALTERATION: INTERIOR PLUMBING TO A 4-STORY, SFD. THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"711699","date":"2016-08-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-02-11","scope":"CLOSURE IN PLACE OF AN EXISTING 550 GALLON UNDERGROUND HEATING OIL STORAGE TANK. THE STORAGE TANK WILLBE FILLED IN WITH AN APPROVED CONCRETE SLURRY. SOIL SAMPLING AND A CLOSURE REPORT WILL BE PREPARED AND SUBMITTED TO THE CITY."},{"number":"705096","date":"2016-09-07","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-09-07","scope":"ZONING BOARD OF ADJUSTMENT APPROVED AN ADMINISTRATIVE REVIEW OF PERMIT# 482133 (PREVIOUS PERMIT) & 705096 CAL # 21099 FOR MODIFICATIONS TO CHANGE MINOR DIMENSIONAL CHANGES AT 4TH-FLOOR ADDITION (RESULTING IN NET INCREASES TO SETBACKS AND REDUCTIONS IN AREA) AND INTRODUCE CUPOLA ATOP EXISTING 4-STORY STRUCTURE AND THE PROPOSED BUILDING HEIGHT INCREASED FROM 46.75 FT TO 50.FT.SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"702750","date":"2016-09-16","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-12-19","scope":"LEVEL III ALTERATIONS (NO CHANGE OF OCCUPANCY) WITH REAR ONE STORY ACCESSORY GARAGE ADDITION AND FOURTH FLOOR FRONT ADDITION WITH ROOF DECKS FOR AN EXISTING SINGLE FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"appeal","w":"Appeal granted"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"permit","w":"Zoning admin review"},{"y":2016,"k":"permit","w":"Addition"},{"y":2017,"k":"demo"}],"rented":false,"licenses":[{"number":"320287","type":"Rental","status":"Inactive","businessName":"FRANK AND NINA SEGRA FURSTENBERG","legalName":"FRANK AND NINA SEGRA FURSTENBERG","address":"2316 DELANCEY PL","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2005-05-26","latestIssueDate":"2005-05-26","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"325994","type":"Rental","status":"Inactive","businessName":"ACORN PROPERTY DEV LLC","legalName":"ACORN PROPERTY DEV LLC","address":"2316 DELANCEY PL","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2005-07-13","latestIssueDate":"2016-03-12","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"325994","type":"Rental","businessName":"ACORN PROPERTY DEV LLC","legalName":"ACORN PROPERTY DEV LLC","issuedDate":"2005-07-13","latestIssueDate":"2016-03-12","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"320287","type":"Rental","businessName":"FRANK AND NINA SEGRA FURSTENBERG","legalName":"FRANK AND NINA SEGRA FURSTENBERG","issuedDate":"2005-05-26","latestIssueDate":"2005-05-26","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #482133: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 3, 2024","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","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/"}],"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"}]}