{"asOf":"2026-07-26T14:20:14.894Z","block":"200-299 E WILLOW GROVE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-e-willow-grove-ave","address":"204 E WILLOW GROVE AVE","parcelNumber":"091084800","source":"https://property.phila.gov/?p=091084800","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"N51","buildingCodeNew":"36","buildingClass":"S/D CONV APT 3 STY MAS+OT","buildingClassNew":"TWIN OLD STYLE","useLabel":"Apartment building","owner":"BETETA OSCAR","coOwner":null,"marketValue":582500,"landAssessment":116500,"improvementAssessment":466000,"livableArea":2200,"yearBuilt":1919,"lastSale":{"price":435000,"date":"2020-11-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"4170138","date":"2016-09-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4170139","date":"2016-09-27","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"557098","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-09-27","completedDate":"2017-01-23","violations":[{"number":"4170138","date":"2016-09-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4170139","date":"2016-09-27","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07286860867469,"lng":-75.19821028399937,"geom":{"type":"Polygon","coordinates":[[[-75.198007305,40.072800691],[-75.198073014,40.072735624],[-75.198413308,40.072936309],[-75.198347948,40.073001561],[-75.198007305,40.072800691]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":3,"baths":3,"stories":3,"lotArea":3645,"zoning":"RSA3","grade":"B-","basement":"C","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"204 E WILLOW GROVE AVE, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":290800,"taxable":290800,"land":83994,"improvement":206806,"taxableLand":83994,"taxableImprovement":206806,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":290800,"taxable":290800,"land":54089,"improvement":236711,"taxableLand":54089,"taxableImprovement":236711,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":290800,"taxable":290800,"land":54089,"improvement":236711,"taxableLand":54089,"taxableImprovement":236711,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":346700,"taxable":346700,"land":64486,"improvement":282214,"taxableLand":64486,"taxableImprovement":282214,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":351400,"taxable":351400,"land":65360,"improvement":286040,"taxableLand":65360,"taxableImprovement":286040,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":351400,"taxable":351400,"land":65360,"improvement":286040,"taxableLand":65360,"taxableImprovement":286040,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":351400,"taxable":351400,"land":65360,"improvement":286040,"taxableLand":65360,"taxableImprovement":286040,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":330000,"taxable":330000,"land":66000,"improvement":264000,"taxableLand":66000,"taxableImprovement":264000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":330000,"taxable":330000,"land":66000,"improvement":264000,"taxableLand":66000,"taxableImprovement":264000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":587700,"taxable":587700,"land":117540,"improvement":470160,"taxableLand":117540,"taxableImprovement":470160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":587700,"taxable":587700,"land":117540,"improvement":470160,"taxableLand":117540,"taxableImprovement":470160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":582500,"taxable":582500,"land":116500,"improvement":466000,"taxableLand":116500,"taxableImprovement":466000,"exemptLand":0,"exemptImprovement":0}],"taxNow":8227,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"EP-2023-000145","date":"2023-01-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-12","scope":"Installation of solar array in accordance with signed standard."},{"number":"EP-2023-000377","date":"2023-01-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-23","scope":"Tri-Point will supply all labor and material for the installation of a 12 slot 24 circuit 125a panel with 100 amp main breaker in place of the existing panel for the second floor (located below the disconnect in the basement). This includes the installation of 2 ground rods, proper bonding to the water system, and installation of a panel GFI outlet and replacing wire from disconnect to panel with 100 amp SER wire as per 2017 nec"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"sale","p":435000},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"673698","type":"Rental","status":"Inactive","businessName":"KEVIN OKEEFE","legalName":"KEVIN OKEEFE","address":"204 E WILLOW GROVE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-08-10","latestIssueDate":"2017-05-19","expirationDate":"2017-08-31","inactiveDate":"2017-10-30"}],"licenseActivity":[{"number":"673698","type":"Rental","businessName":"KEVIN OKEEFE","legalName":"KEVIN OKEEFE","issuedDate":"2015-08-10","latestIssueDate":"2017-05-19","closureDate":"2017-10-30","expirationDate":"2017-08-31","inactiveDate":"2017-10-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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"}]}