{"asOf":"2026-07-28T22:52:43.520Z","block":"2300-2399 PEROT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-perot-st","address":"2310 PEROT ST","parcelNumber":"152192210","source":"https://property.phila.gov/?p=152192210","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"23","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"LOONSTYN REBECCA","coOwner":null,"marketValue":680400,"landAssessment":136080,"improvementAssessment":544320,"livableArea":1937,"yearBuilt":1920,"lastSale":{"price":550000,"date":"2025-09-27T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.967872533510786,"lng":-75.1756599318522,"geom":{"type":"Polygon","coordinates":[[[-75.175613126,39.967964033],[-75.175653028,39.967774342],[-75.175706736,39.967781031],[-75.175666838,39.967970723],[-75.175613126,39.967964033]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":3,"baths":1,"stories":1,"lotArea":1068,"zoning":"CMX2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"2310 PEROT ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the erection of an attach structure (new construction) for use as a single-family household living with one pilot house with roof deck on main building and a garage for one off street parking with roof deck above.","status":"Completed","outcome":"Granted","date":"2026-01-30","number":"ZP-2025-007140","relatedPermit":"ZP-2025-007140"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":426200,"taxable":223800,"land":58072,"improvement":368128,"taxableLand":58072,"taxableImprovement":165728,"exemptLand":0,"exemptImprovement":202400},{"y":2017,"v":426200,"taxable":223800,"land":127860,"improvement":298340,"taxableLand":127860,"taxableImprovement":95940,"exemptLand":0,"exemptImprovement":202400},{"y":2018,"v":426200,"taxable":223800,"land":127860,"improvement":298340,"taxableLand":127860,"taxableImprovement":95940,"exemptLand":0,"exemptImprovement":202400},{"y":2019,"v":526700,"taxable":223800,"land":158010,"improvement":368690,"taxableLand":158010,"taxableImprovement":65790,"exemptLand":0,"exemptImprovement":302900},{"y":2020,"v":544200,"taxable":223800,"land":163260,"improvement":380940,"taxableLand":163260,"taxableImprovement":60540,"exemptLand":0,"exemptImprovement":320400},{"y":2021,"v":544200,"taxable":223800,"land":163260,"improvement":380940,"taxableLand":163260,"taxableImprovement":60540,"exemptLand":0,"exemptImprovement":320400},{"y":2022,"v":544200,"taxable":223800,"land":163260,"improvement":380940,"taxableLand":163260,"taxableImprovement":60540,"exemptLand":0,"exemptImprovement":320400},{"y":2023,"v":602300,"taxable":223800,"land":120460,"improvement":481840,"taxableLand":120460,"taxableImprovement":103340,"exemptLand":0,"exemptImprovement":378500},{"y":2024,"v":602300,"taxable":223800,"land":120460,"improvement":481840,"taxableLand":120460,"taxableImprovement":103340,"exemptLand":0,"exemptImprovement":378500},{"y":2025,"v":687900,"taxable":223800,"land":137580,"improvement":550320,"taxableLand":137580,"taxableImprovement":86220,"exemptLand":0,"exemptImprovement":464100},{"y":2026,"v":687900,"taxable":587900,"land":137580,"improvement":550320,"taxableLand":137580,"taxableImprovement":450320,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":680400,"taxable":580400,"land":136080,"improvement":544320,"taxableLand":136080,"taxableImprovement":444320,"exemptLand":0,"exemptImprovement":100000}],"taxNow":8229,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"377839","date":"2011-12-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-12-30","scope":"INSTALL 1 HEAT PUMP UNIT INCLUDING DUCTWORK (SFD)"},{"number":"ZP-2022-004545","date":"2022-05-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2025-007140","date":"2026-01-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Erection of a (1) 3-story structure with roof deck and roof deck access structure, (1) 1-story structure for one(1) off street interior parking with deck above for use as single family household living unit. SIZE AND LOCATION PER PLAN."},{"number":"RP-2026-000855","date":"2026-04-01","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE (ENCLOSED ACCESS STAIRS ONLY). FOR USE AS A SINGLE-FAMILY DWELLING WITH ONE (1) OFF-STREET ACCESSORY PARKING SPACE WITH ROOF DECK ABOVE. BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13D AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IRC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O., SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"SP-2026-000387","date":"2026-04-10","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for RP-2026-000855"},{"number":"PP-2026-004238","date":"2026-04-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Water Distribution) for combo RP-2026-000855"},{"number":"PP-2026-004239","date":"2026-04-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2026-000855"},{"number":"PP-2026-004240","date":"2026-05-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2026-000855"},{"number":"MP-2026-001855","date":"2026-05-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2026-000855"},{"number":"FP-2026-000985","date":"2026-05-26","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"Rough-In Permit for FP-2026-000937 SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PIPING, HANGERS AND FITTINGS PER NFPA 13D"},{"number":"EP-2026-002808","date":"2026-06-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2026-000855"},{"number":"FP-2026-000937","date":"2026-07-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1” COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"sale","p":550000},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Rough-In"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"900998","type":"Limited Lodging Operator","status":"Inactive","businessName":"Suzanne Horvitz","legalName":"Suzanne Horvitz","address":"2310 PEROT ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2022-07-19","latestIssueDate":"2024-07-11","expirationDate":"2025-07-18","inactiveDate":"2025-09-16"}],"licenseActivity":[{"number":"900998","type":"Limited Lodging Operator","businessName":"Suzanne Horvitz","legalName":"Suzanne Horvitz","issuedDate":"2022-07-19","latestIssueDate":"2024-07-11","closureDate":"2025-09-16","expirationDate":"2025-07-18","inactiveDate":"2025-09-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 10 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-007140: Completed · Granted; related permit ZP-2025-007140.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"9 permits not marked completed: RP-2026-000855 (Issued), SP-2026-000387 (Issued), PP-2026-004238 (Issued), PP-2026-004239 (Issued), PP-2026-004240 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","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":"Limited Lodging Operator #900998: Inactive since Sep 16, 2025","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/"},{"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"}]}