{"asOf":"2026-07-25T14:11:34.268Z","block":"2100-2199 W GRANGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-w-grange-ave","address":"2165 W GRANGE AVE","parcelNumber":"171127200","source":"https://property.phila.gov/?p=171127200","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"XAVIER TURNKEY ESTATES LLC","coOwner":null,"marketValue":178700,"landAssessment":35740,"improvementAssessment":142960,"livableArea":1140,"yearBuilt":1915,"lastSale":{"price":115000,"date":"2025-06-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"5087660","date":"2019-06-25","code":"PM15-901.1","title":"VACANT PROPERTIES-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5087659","date":"2019-06-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5172579","date":"2019-09-05","code":"PM15-901.1","title":"VACANT PROPERTIES-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5172578","date":"2019-09-05","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"692507","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-06-25","completedDate":"2019-07-30","violations":[{"number":"5087660","date":"2019-06-25","code":"PM15-901.1","title":"VACANT PROPERTIES-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5087659","date":"2019-06-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"705362","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-09-05","completedDate":"2019-10-18","violations":[{"number":"5172579","date":"2019-09-05","code":"PM15-901.1","title":"VACANT PROPERTIES-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5172578","date":"2019-09-05","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":4,"worst":null}],"investigations":[{"caseNumber":"692507","date":"2019-06-25","type":"VAC INSP","status":"FAILED"},{"caseNumber":"692507","date":"2019-07-30","type":"VAC INSP","status":"PASSED"},{"caseNumber":"705362","date":"2019-09-05","type":"VAC INSP","status":"FAILED"},{"caseNumber":"705362","date":"2019-10-18","type":"VAC INSP","status":"PASSED"}],"inspYears":[{"y":2019,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.043466820136125,"lng":-75.15784483262568,"geom":{"type":"Polygon","coordinates":[[[-75.157812967,40.043543119],[-75.15782338,40.043388603],[-75.157876527,40.043390786],[-75.15786659,40.043544377],[-75.157812967,40.043543119]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":3,"baths":1,"stories":2,"lotArea":848,"zoning":"RSA5","grade":"C","basement":"C","heater":"B","centralAir":false,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"145 E SWEDESFORD RD U 1032, WAYNE PA, 19087","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":84500,"taxable":84500,"land":5000,"improvement":79500,"taxableLand":5000,"taxableImprovement":79500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":84500,"taxable":84500,"land":12675,"improvement":71825,"taxableLand":12675,"taxableImprovement":71825,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":84500,"taxable":84500,"land":12675,"improvement":71825,"taxableLand":12675,"taxableImprovement":71825,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":84500,"taxable":84500,"land":12675,"improvement":71825,"taxableLand":12675,"taxableImprovement":71825,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":80900,"taxable":80900,"land":12135,"improvement":68765,"taxableLand":12135,"taxableImprovement":68765,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":80900,"taxable":80900,"land":12135,"improvement":68765,"taxableLand":12135,"taxableImprovement":68765,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":80900,"taxable":80900,"land":12135,"improvement":68765,"taxableLand":12135,"taxableImprovement":68765,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":137200,"taxable":57200,"land":27440,"improvement":109760,"taxableLand":27440,"taxableImprovement":29760,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":137200,"taxable":57200,"land":27440,"improvement":109760,"taxableLand":27440,"taxableImprovement":29760,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":177600,"taxable":77600,"land":35520,"improvement":142080,"taxableLand":35520,"taxableImprovement":42080,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":177600,"taxable":177600,"land":35520,"improvement":142080,"taxableLand":35520,"taxableImprovement":142080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":178700,"taxable":178700,"land":35740,"improvement":142960,"taxableLand":35740,"taxableImprovement":142960,"exemptLand":0,"exemptImprovement":0}],"taxNow":2486,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"EP-2025-005751","date":"2025-06-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-26","scope":"Fishing circuit for bed room 2&3 and dining room per NEC Adding 220v circuit for dryer in unfinished basement. Replacing damaged outlets, marking and labeling panel and adding grounding rods per NEC. AMENDMENT: INSTALL 2 BRANCH CIRCUITS, ONE FOR HOT WATER HEATER AND ONE FOR THE ELECTRIC FURNACE. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC. AMEND Replace Damaged service with new 200 amp service and run line for electric range FISHING ONLY AMEND Replace Damaged service with new 200 amp service and run line for electric range"},{"number":"GM-2025-005710","date":"2025-06-25","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2026-01-08","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Existing Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Replacement of sheathing in excess of 10% of roof area shall not be applicable to the EZ permit process. Remove existing roof layers, replace any damaged wood decking with 3/4\" CDX plywood(UP TO 10% ONLY), Install new insulation board to wood decking, install new rubber roofing, install new edge metal, install new eve box and drain leaders"},{"number":"PP-2025-008969","date":"2025-07-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-18","scope":"REPLACE ELECTRIC WATER HEATER."},{"number":"MP-2025-003925","date":"2025-07-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-26","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Removal and Replacement of unit, one appliance, no ductwork required, 2.5 ton unit, to be installed."},{"number":"GM-2026-000175","date":"2026-01-08","work":"Masonry Facade Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-02-09","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":"GM-2026-001334","date":"2026-03-02","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-03-24","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Streets Department Permit is required for any sidewalk and street closures. SHEATHING MUST COMPLY WITH STANDARD AND NOT EXCEED ALLOWABLE AMOUNT OR NEED A NEW PERMIT WITH PLANS."}],"storyTag":"Improved","storyDelta":2.83,"timeline":[{"y":2001,"k":"sale","p":30000},{"y":2010,"k":"sale","p":28148.13},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2020,"k":"sale","p":115000},{"y":2025,"k":"sale","p":115000},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Masonry Facade Replacement"},{"y":2026,"k":"permit","w":"Roof Covering Replacement"}],"rented":true,"licenses":[{"number":"537930","type":"Rental","status":"Closed","businessName":"CUTLER PROPERTIES LLC","legalName":"CUTLER PROPERTIES LLC","address":"2165 W GRANGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-07-06","latestIssueDate":"2019-02-05","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"0986793","type":"Rental","status":"Active","businessName":"Xavier Turnkey Estates LLC","legalName":"Xavier Turnkey Estates LLC","address":"2165 W GRANGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-08-20","latestIssueDate":"2025-08-20","expirationDate":"2026-08-19","inactiveDate":null}],"licenseActivity":[{"number":"0986793","type":"Rental","businessName":"Xavier Turnkey Estates LLC","legalName":"Xavier Turnkey Estates LLC","issuedDate":"2025-08-20","latestIssueDate":"2025-08-20","closureDate":null,"expirationDate":"2026-08-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"537930","type":"Rental","businessName":"CUTLER PROPERTIES LLC","legalName":"CUTLER PROPERTIES LLC","issuedDate":"2011-07-06","latestIssueDate":"2019-02-05","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 70% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $80,900 to $137,200","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2025-005710 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (145 E SWEDESFORD RD U 1032, WAYNE PA, 19087).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 18, 2019.","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 4 historical violations across 2 cases.","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"}]}