{"asOf":"2026-07-29T00:04:45.328Z","block":"200-299 W WILLOW GROVE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-w-willow-grove-ave","address":"226 W WILLOW GROVE AVE","parcelNumber":"092165100","source":"https://property.phila.gov/?p=092165100","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"J48","buildingCodeNew":"36","buildingClass":"S/D W/D GAR 2.5 STY STONE","buildingClassNew":"TWIN OLD STYLE","useLabel":"House","owner":"MOGUL FREDERICK C","coOwner":"TELEKI ADRIENNE S","marketValue":1055400,"landAssessment":211000,"improvementAssessment":844400,"livableArea":2595,"yearBuilt":1925,"lastSale":{"price":1055000,"date":"2023-11-20T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.067154778170476,"lng":-75.20389873315146,"geom":{"type":"Polygon","coordinates":[[[-75.203738009,40.066976448],[-75.204163394,40.067226363],[-75.204056076,40.067333808],[-75.203637583,40.067082677],[-75.203738009,40.066976448]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":6,"baths":2,"stories":3,"lotArea":7252,"zoning":"RSA1","grade":"B-","basement":"C","heater":"G","centralAir":false,"extCond":"4","intCond":"4","garage":1,"homestead":true,"mail":"226 W WILLOW GROVE AVE, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":537200,"taxable":507200,"land":192903,"improvement":344297,"taxableLand":192903,"taxableImprovement":314297,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":537200,"taxable":507200,"land":102068,"improvement":435132,"taxableLand":102068,"taxableImprovement":405132,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":537200,"taxable":537200,"land":102068,"improvement":435132,"taxableLand":102068,"taxableImprovement":435132,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":625000,"taxable":585000,"land":125000,"improvement":500000,"taxableLand":125000,"taxableImprovement":460000,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":661900,"taxable":616900,"land":132380,"improvement":529520,"taxableLand":132380,"taxableImprovement":484520,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":661900,"taxable":616900,"land":132380,"improvement":529520,"taxableLand":132380,"taxableImprovement":484520,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":661900,"taxable":616900,"land":132380,"improvement":529520,"taxableLand":132380,"taxableImprovement":484520,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":820300,"taxable":740300,"land":164060,"improvement":656240,"taxableLand":164060,"taxableImprovement":576240,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":820300,"taxable":740300,"land":164060,"improvement":656240,"taxableLand":164060,"taxableImprovement":576240,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":924500,"taxable":824500,"land":184900,"improvement":739600,"taxableLand":184900,"taxableImprovement":639600,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":924500,"taxable":824500,"land":184900,"improvement":739600,"taxableLand":184900,"taxableImprovement":639600,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":1055400,"taxable":955400,"land":211000,"improvement":844400,"taxableLand":211000,"taxableImprovement":744400,"exemptLand":0,"exemptImprovement":100000}],"taxNow":11541,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2024-003129","date":"2024-04-08","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-09-24","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"RP-2024-005274","date":"2024-07-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-05-05","scope":"Amend Permit 3/10/2025 - Removal of scope of work to include not installing new half bathroom in basement. Exterior doors to remain, no doors or trim installed in basement. Significant part of basement to remain unfinished, see amended drawings. Level II Alterations \"Demolition. Interior framing. Kitchen remodel. Drywall. New staircase at first floor to basement including structural work\""},{"number":"EP-2024-007282","date":"2024-07-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-03","scope":"AMENDED 3/24/25 New circuits for kitchen appliances. New 200 amp service. New wiring for partial basement renovation, as shown on updated drawings on amended building permit. Wiring for outlets, switches and lighting. All work to be done up to 2017 NEC New circuits for kitchen appliances. New 200 amp service. New wiring for basement renovation. Wiring for outlets, switches, lighting, and car charger. All work to be done up to 2017 NEC."},{"number":"PP-2024-011023","date":"2024-08-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-30","scope":"Pipe bursting sewer replacement with a trap and fresh air inlet replacement"},{"number":"PP-2024-010486","date":"2024-08-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-05","scope":"Rough in new plumbing for kitchen remodel. Install waste lines, water lines, and venting. All work in accordance with Philadelphia Plumbing Code. Install fixtures and all other finish work for kitchen sink. Rough in waste and water lines for basement powder room water closet, lavy sink. Rough in for basement laundry tub. Complete all finish work for powder room and laundry tub. 4 FIXTURES"}],"storyTag":"Improved","storyDelta":0.65,"timeline":[{"y":2017,"k":"sale","p":637500},{"y":2023,"k":"sale","p":1055000},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"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"}]}