{"asOf":"2026-07-24T07:22:19.038Z","block":"2500-2599 N LAWRENCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-n-lawrence-st","address":"2500 N LAWRENCE ST","parcelNumber":"192000002","source":"https://property.phila.gov/?p=192000002","ownerType":"investor","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":"2500 LAWRENCE LLC","coOwner":null,"marketValue":995400,"landAssessment":199080,"improvementAssessment":796320,"livableArea":4010,"yearBuilt":2025,"lastSale":{"price":260000,"date":"2021-10-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-071688","date":"2021-10-09","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-11-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-012740","date":"2023-03-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-03-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-002280","date":"2024-01-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-01-31","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-059884","date":"2025-08-08","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2021-099538","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-09","completedDate":"2021-11-19","violations":[{"number":"VI-2021-071688","date":"2021-10-09","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-11-19","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-016917","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-02","completedDate":"2023-03-21","violations":[{"number":"VI-2023-012740","date":"2023-03-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-03-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-002768","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-01-10","completedDate":"2024-01-31","violations":[{"number":"VI-2024-002280","date":"2024-01-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-01-31","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-082193","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-06","completedDate":"2025-09-12","violations":[{"number":"VI-2025-059884","date":"2025-08-08","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-099538","date":"2021-10-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-099538","date":"2021-11-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-016917","date":"2023-03-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-016917","date":"2023-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-016917","date":"2023-03-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-002768","date":"2024-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-002768","date":"2024-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082193","date":"2025-08-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.989015348536256,"lng":-75.1401601040057,"geom":{"type":"Polygon","coordinates":[[[-75.139999254,39.989019478],[-75.140009482,39.988970696],[-75.140324556,39.989013583],[-75.140315441,39.9890587],[-75.139999254,39.989019478]]]},"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":1602,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":130000,"taxable":130000,"land":130000,"improvement":0,"taxableLand":130000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":130000,"taxable":130000,"land":130000,"improvement":0,"taxableLand":130000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":72000,"taxable":72000,"land":72000,"improvement":0,"taxableLand":72000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":934300,"taxable":186900,"land":186900,"improvement":747400,"taxableLand":186900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":747400},{"y":2027,"v":995400,"taxable":995400,"land":199080,"improvement":796320,"taxableLand":199080,"taxableImprovement":796320,"exemptLand":0,"exemptImprovement":0}],"taxNow":2616,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-013808","date":"2023-06-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-09-20","scope":"** AMENDMENT APPROVED FOR THE REMOVAL OF THREE (3) BAY WINDOWS ** FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"ZP-2023-005617","date":"2023-11-30","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-21","scope":"FOR THE SUBDIVISION OF ONE (1) EXISTING OPA PARCEL (2500-02 N LAWRENCE ST) WITH TWO (2) EXISTING DEEDED LOTS INTO TWO (2) PARCELS (PREMISES 'A' & PREMISES 'B'). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. A NEW DEED IS REQUIRED PRIOR TO ISSUANCE OF A CO, OR THE EXPIRATION OF THIS ZONING PERMIT."},{"number":"ZP-2023-013196","date":"2024-01-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. * A NEW DEED IS REQUIRED PRIOR TO ISSUANCE OF A CO, OR THE EXPIRATION OF THIS ZONING PERMIT *"},{"number":"SP-2024-000038","date":"2024-04-09","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-09-05","scope":"SITE PERMIT FOR THE EXCAVATION OF THE PROPOSED NEW CONSTRUCTION OF A 3 STORY MULTI-FAMILY (4 UNITS) DWELLING."},{"number":"CP-2023-005601","date":"2024-06-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND TWO (2) PILOT HOUSES. STRUCTURE FOR USE AS FOUR (4) DWELLING UNITS. SPRINKLERED THROUGH PER NFPA 13. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"FP-2025-000713","date":"2025-04-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-07","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2025-005079","date":"2025-04-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-07","scope":"Installing 46 Fixtures 4 Hot Water Heaters 4 Washer Machines 12 Lavs 10 Shower/tubs 12 Toilets 4 Kitchen Sinks Installing 1 1/2\" Water Service, 6\" Curb Trap, 6\" Main Drain, 4\" Fresh Air Inlet"},{"number":"EP-2025-002752","date":"2025-04-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-23","scope":"INSTALL MAIN SERVICE EQUIPMENT AND SUB FEEDERS INCLUDING METER PACKS FOR FOUR(4) APARTMENTS, AND LANDLORD PANEL PER SINGLE DIAGRAM E-02, WIRING THROUGHT, INSTALL LIGHTS FIXTURES, OUTLETS, SWITCHES, SMOKE DETECTORS, WIRE AND TRIMOUT ENTIRE FIRE ALARM SYSTEM, GROUNGING AS PER 2017 NEC"},{"number":"MP-2025-001376","date":"2025-04-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-07","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"sale","p":320000},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"788382","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Mercedes Sanchez","legalName":"Mercedes Sanchez","address":"2500 N LAWRENCE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-09-07","latestIssueDate":"2021-10-22","expirationDate":"2022-09-06","inactiveDate":"2022-11-05"},{"number":"0994474","type":"Rental","status":"Active","businessName":"T&I Development LLC","legalName":"T&I Development LLC","address":"2500 N LAWRENCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-11-26","latestIssueDate":"2025-11-26","expirationDate":"2026-11-25","inactiveDate":null}],"licenseActivity":[{"number":"0994474","type":"Rental","businessName":"T&I Development LLC","legalName":"T&I Development LLC","issuedDate":"2025-11-26","latestIssueDate":"2025-11-26","closureDate":null,"expirationDate":"2026-11-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"788382","type":"Vacant Residential Property / Lot","businessName":"Mercedes Sanchez","legalName":"Mercedes Sanchez","issuedDate":"2018-09-07","latestIssueDate":"2021-10-22","closureDate":"2022-11-05","expirationDate":"2022-09-06","inactiveDate":"2022-11-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":4,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"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":"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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 8, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #788382: Inactive since Nov 5, 2022","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 4 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/"}]}