{"asOf":"2026-07-23T14:29:56.871Z","block":"2200-2299 N HOWARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-howard-st","address":"2247 N HOWARD ST","parcelNumber":"191027500","source":"https://property.phila.gov/?p=191027500","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":"PABON ELBA N","coOwner":null,"marketValue":59800,"landAssessment":59800,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2004-12-03T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98443966464237,"lng":-75.13314798526861,"geom":{"type":"Polygon","coordinates":[[[-75.133270727,39.984434361],[-75.133261865,39.984477845],[-75.133025076,39.984444993],[-75.133034507,39.984401458],[-75.133270727,39.984434361]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":1032,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"5720 COTTAGE ST, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":12700,"taxable":12700,"land":12700,"improvement":0,"taxableLand":12700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":12700,"taxable":12700,"land":12700,"improvement":0,"taxableLand":12700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":12700,"taxable":12700,"land":12700,"improvement":0,"taxableLand":12700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":12700,"taxable":12700,"land":12700,"improvement":0,"taxableLand":12700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":12700,"taxable":12700,"land":12700,"improvement":0,"taxableLand":12700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":12700,"taxable":12700,"land":12700,"improvement":0,"taxableLand":12700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":73700,"taxable":73700,"land":73700,"improvement":0,"taxableLand":73700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":73700,"taxable":73700,"land":73700,"improvement":0,"taxableLand":73700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":75300,"taxable":75300,"land":75300,"improvement":0,"taxableLand":75300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":75300,"taxable":75300,"land":75300,"improvement":0,"taxableLand":75300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":59800,"taxable":59800,"land":59800,"improvement":0,"taxableLand":59800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1054,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"73075","date":"2007-07-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2007-07-25","scope":"PROPOSED 1-STORY MASONRY REAR ADDITION TO EXISTING 1-FAMILY DWELLING AT 2249 N HOWARD ST & REAR MASONRY FENCE AT 2247-49 N HOWARD ST & (2) LOTS 2247-49 N HOWARD ST CHANGE TO ONE LOT"},{"number":"84661","date":"2007-09-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-09-12","scope":"PROPOSED 1-STORY MASONRY REAR ADDITION TO EXISTING 1-FAMILY DWELLING AT 2249 N HOWARD ST & REAR MASONRY FENCE AT 2247-49 N HOWARD ST & (2) LOTS 2247-49 N HOWARD ST CHANGE TO ONE LOT"},{"number":"94432","date":"2007-09-28","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2007-10-15","scope":"1 STORY REAR ADDITION AS PER PLANS AND REAR MASONRY FENCE"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2001,"k":"sale","p":8000},{"y":2004,"k":"sale","p":8000},{"y":2007,"k":"permit","w":"Zoning"},{"y":2007,"k":"permit","w":"Zoning/use"},{"y":2007,"k":"permit","w":"Addition"}],"rented":false,"licenses":[{"number":"387733","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"PABON ELBA N","legalName":"PABON ELBA N","address":"2247 N HOWARD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2006-10-13","latestIssueDate":"2015-07-10","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"387733","type":"Vacant Residential Property / Lot","businessName":"PABON ELBA N","legalName":"PABON ELBA N","issuedDate":"2006-10-13","latestIssueDate":"2015-07-10","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 480% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $12,700 to $73,700","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":"Use permit #84661: COMPLETED.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #387733: Inactive since Apr 29, 2016","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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/"}]}