{"asOf":"2026-07-29T08:59:26.397Z","block":"2600-2699 N 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-n-15th-st","address":"2648-52 N 15TH ST","parcelNumber":"161041400","source":"https://property.phila.gov/?p=161041400","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"G CHOICE FUNERAL CHAPEL I","coOwner":null,"marketValue":99700,"landAssessment":99700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":150000,"date":"2009-12-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-012032","date":"2021-03-05","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-012031","date":"2021-03-05","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-015387","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-05","completedDate":"2021-03-19","violations":[{"number":"VI-2021-012032","date":"2021-03-05","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-012031","date":"2021-03-05","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-03-19","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-015387","date":"2021-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-015387","date":"2021-03-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99400266491239,"lng":-75.15659693652107,"geom":{"type":"Polygon","coordinates":[[[-75.156337139,39.994058254],[-75.156375866,39.99388331],[-75.156856835,39.993947581],[-75.156818857,39.994121575],[-75.156337139,39.994058254]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":8736,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2530 N BROAD ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE TO INCLUDE A ROOF DECK AND ROOF DECK ACCESS STRUCTURES. FOR THE USE AS A MULTI-FAMILY HOUSEHOLD LIVING (EIGHTEEN (18) DWELLING UNITS), RETAIL SALES OF CONSUMER GOODS, FOOD, BEVERAGES, AND","status":"Completed","outcome":"Granted with conditions","date":"2025-06-20","number":"ZP-2024-008217","relatedPermit":"ZP-2024-008217"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":28900,"taxable":28900,"land":28900,"improvement":0,"taxableLand":28900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":65900,"taxable":65900,"land":65900,"improvement":0,"taxableLand":65900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":65900,"taxable":65900,"land":65900,"improvement":0,"taxableLand":65900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":65900,"taxable":65900,"land":65900,"improvement":0,"taxableLand":65900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":65900,"taxable":65900,"land":65900,"improvement":0,"taxableLand":65900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":65900,"taxable":65900,"land":65900,"improvement":0,"taxableLand":65900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":65900,"taxable":65900,"land":65900,"improvement":0,"taxableLand":65900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":147200,"taxable":147200,"land":147200,"improvement":0,"taxableLand":147200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":147200,"taxable":147200,"land":147200,"improvement":0,"taxableLand":147200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":130900,"taxable":130900,"land":130900,"improvement":0,"taxableLand":130900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":130900,"taxable":130900,"land":130900,"improvement":0,"taxableLand":130900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":99700,"taxable":99700,"land":99700,"improvement":0,"taxableLand":99700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1832,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2024-008217","date":"2025-05-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH SEVEN (7) ACCESSORY PARKING SPACES INCLUDING ONE (1) ACCESSIBLE ACCESSORY PARKING SPACE, SIX (6) ACCESSORY CLASS 1A BICYCLE PARKING SPACES, A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN IN PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"sale","p":150000},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 123% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $65,900 to $147,200","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":"Appeal #ZP-2024-008217: Completed · Granted with conditions; related permit ZP-2024-008217.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 19, 2021.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"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/"}]}