{"asOf":"2026-07-29T04:34:45.246Z","block":"2400-2499 MASCHER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-mascher-st","address":"2401 MASCHER ST","parcelNumber":"191000031","source":"https://property.phila.gov/?p=191000031","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"25","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"PROULX TAHMINA","coOwner":null,"marketValue":1326800,"landAssessment":265360,"improvementAssessment":1061440,"livableArea":4850,"yearBuilt":2021,"lastSale":{"price":1185000,"date":"2024-06-07T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98663139712219,"lng":-75.13359611990093,"geom":{"type":"Polygon","coordinates":[[[-75.133423681,39.986636782],[-75.133436362,39.986583955],[-75.133767656,39.986625875],[-75.133756198,39.98667902],[-75.133423681,39.986636782]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":8,"baths":8,"stories":3,"lotArea":1910,"zoning":"CMX2","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2401 N MASCHER ST, PHILADELPHIA PA, 19133","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":975500,"taxable":195100,"land":195100,"improvement":780400,"taxableLand":195100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":780400},{"y":2026,"v":975500,"taxable":195100,"land":195100,"improvement":780400,"taxableLand":195100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":780400},{"y":2027,"v":1326800,"taxable":265360,"land":265360,"improvement":1061440,"taxableLand":265360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1061440}],"taxNow":2731,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"967911","date":"2019-05-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-13","scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE OF TYPE VA CONSTRUCTION WITH CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE FOR FOUR (4) DWELLING UNITS AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"1036036","date":"2020-01-13","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-10-13","scope":"AMEND PERMIT #967911 - FOR DESIGNATION OF NFPA 13R SPRINKLER SYSTEM THROUGHOUT BUILDING. NO OTHER CHANGES TO PREVIOUSLY APPROVED PLANS."},{"number":"FP-2020-000597","date":"2020-07-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-04","scope":"INSTALL A NEW TWO (2) INCH FIRE SERVICE FROM CURB TO BUILDING. SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PER NFPA 13R. SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS, PER NFPA 13R. SUPPLY AND INSTALL NEW 2\" CITY APPROVED BACKFLOW PREVENTER. SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION. SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2020-007521","date":"2020-10-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-10-05","scope":"Wiring throughout the building: Installing switches, receptacles, light fixtures, smoke alarms, and wiring tv cable in each room. Installing exit/emergency lights. Installing 300 amp service as per 2017 NEC. Wiring fire alarm throughout the building with pull stations, horn strobes , smoke detectors, and fire alarm panel, as per plans and 2016 NFPA 72."},{"number":"PP-2020-011030","date":"2020-10-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-04","scope":"Install (8) Tubs, (11) toilets, (13) Lavs, (4) Washer, (4) Kitchen Sink. Install house drain, house trap, FAI, stack, (4) hot water heater & 1 1/2\" CW"},{"number":"EP-2020-009793","date":"2020-11-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-05","scope":"install new 300 amp service with 5 gang meter socket, 5 sub panels and grounding, install 100 amp sub feed to each units, install surface lights, switches, outlets, smoke/ carbon detectors , tv points in each unit to 2017 NEC code install fire alarm to NFPA72"},{"number":"MP-2021-006456","date":"2021-10-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-13","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. (Multifamily unit: Install Four (4)- 90% Eff. 60,000 BTU Gas furnaces Exhausted via direct vent to the exterior (Side) install ductwork, grilles, registers and diffusers, installing (Four) 2-Ton Coil & four 2-Ton 13 SEER A/C condenser located on a pad at the rear of the building and 2 -Ton 13 Seer A/C condensers on pad on the roof. CP- 967911)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"land","p":95000},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"land","p":210000},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2024,"k":"sale","p":1185000}],"rented":true,"licenses":[{"number":"897232","type":"Rental","status":"Inactive","businessName":"Golden Rule LLC","legalName":" Golden Rule LLC ","address":"2401 MASCHER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2022-06-02","latestIssueDate":"2024-04-18","expirationDate":"2025-06-01","inactiveDate":"2025-07-31"},{"number":"0960634","type":"Rental","status":"Active","businessName":"Tahmina Proulx","legalName":"Tahmina Proulx","address":"2401 MASCHER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2024-09-07","latestIssueDate":"2025-10-08","expirationDate":"2026-09-06","inactiveDate":null}],"licenseActivity":[{"number":"0960634","type":"Rental","businessName":"Tahmina Proulx","legalName":"Tahmina Proulx","issuedDate":"2024-09-07","latestIssueDate":"2025-10-08","closureDate":null,"expirationDate":"2026-09-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"897232","type":"Rental","businessName":"Golden Rule LLC","legalName":" Golden Rule LLC ","issuedDate":"2022-06-02","latestIssueDate":"2024-04-18","closureDate":"2025-07-31","expirationDate":"2025-06-01","inactiveDate":"2025-07-31","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 36% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $975,500 to $1,326,800","no permit shown in 2026-2028"],"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":"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: EP-2020-007521 (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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}],"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/"}]}