{"asOf":"2026-07-24T01:09:10.107Z","block":"2500-2599 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-n-front-st","address":"2504 N FRONT ST","parcelNumber":"192000310","source":"https://property.phila.gov/?p=192000310","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"SANTIAGO HUMBERTO","coOwner":"SANTIAGO RAMONA","marketValue":226900,"landAssessment":45380,"improvementAssessment":181520,"livableArea":1608,"yearBuilt":1920,"lastSale":{"price":1,"date":"2009-06-03T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"24453","date":"2004-03-19","type":"L_INITIAL","status":"CLOSED"}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98797892276546,"lng":-75.13171896088156,"geom":{"type":"Polygon","coordinates":[[[-75.13163645,39.987979342],[-75.131657049,39.987878837],[-75.131784743,39.987895],[-75.131762686,39.988005049],[-75.131838805,39.98801578],[-75.131828104,39.988067232],[-75.131623115,39.988040374],[-75.13163645,39.987979342]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":2,"lotArea":2631,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2504 N FRONT ST, PHILADELPHIA PA, 19133","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":59500,"taxable":25500,"land":9436,"improvement":50064,"taxableLand":9436,"taxableImprovement":16064,"exemptLand":0,"exemptImprovement":34000},{"y":2017,"v":59500,"taxable":25500,"land":15351,"improvement":44149,"taxableLand":15351,"taxableImprovement":10149,"exemptLand":0,"exemptImprovement":34000},{"y":2018,"v":59500,"taxable":25500,"land":15351,"improvement":44149,"taxableLand":15351,"taxableImprovement":10149,"exemptLand":0,"exemptImprovement":34000},{"y":2019,"v":52300,"taxable":25500,"land":13493,"improvement":38807,"taxableLand":13493,"taxableImprovement":12007,"exemptLand":0,"exemptImprovement":26800},{"y":2020,"v":36400,"taxable":25500,"land":9391,"improvement":27009,"taxableLand":9391,"taxableImprovement":16109,"exemptLand":0,"exemptImprovement":10900},{"y":2021,"v":36400,"taxable":25500,"land":9391,"improvement":27009,"taxableLand":9391,"taxableImprovement":16109,"exemptLand":0,"exemptImprovement":10900},{"y":2022,"v":36400,"taxable":25500,"land":9391,"improvement":27009,"taxableLand":9391,"taxableImprovement":16109,"exemptLand":0,"exemptImprovement":10900},{"y":2023,"v":129400,"taxable":25500,"land":25880,"improvement":103520,"taxableLand":25500,"taxableImprovement":0,"exemptLand":380,"exemptImprovement":103520},{"y":2024,"v":129400,"taxable":25500,"land":25880,"improvement":103520,"taxableLand":25500,"taxableImprovement":0,"exemptLand":380,"exemptImprovement":103520},{"y":2025,"v":179000,"taxable":25500,"land":35800,"improvement":143200,"taxableLand":25500,"taxableImprovement":0,"exemptLand":10300,"exemptImprovement":143200},{"y":2026,"v":179000,"taxable":25500,"land":35800,"improvement":143200,"taxableLand":25500,"taxableImprovement":0,"exemptLand":10300,"exemptImprovement":143200},{"y":2027,"v":226900,"taxable":25500,"land":45380,"improvement":181520,"taxableLand":25500,"taxableImprovement":0,"exemptLand":19880,"exemptImprovement":181520}],"taxNow":357,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"195529","date":"2009-05-26","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-05-26","scope":"COMBINE LOT LINES BETWEEN 103 AND 105 W CUMBERLAND AND 2504 N FRONT ST. & 2504 N FRONT ST. TO CREATE ONE LOT FROM THREE LOTS AND ERECT A CARPORT FOR THE EXISTING SFD."},{"number":"217471","date":"2010-03-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-03-31","scope":"COMBINE LOT LINES BETWEEN 103 AND 105 W CUMBERLAND AND 2504 N FRONT ST. & 2504 N FRONT ST. TO CREATE ONE LOT FROM THREE LOTS AND ERECT A CARPORT FOR THE EXISTING SFD."},{"number":"285971","date":"2010-07-26","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2010-09-01","scope":"CONSTRUCTION OF A CARPORT NEXT TO EXISTING RESIDENCE AS SHOWN ON PLANS. NO GATES, NO AUTO REPAIR, NO COMMERCIAL VEHICLES. CARPORT TO BE OPEN ON ALL SIDES. NOT HEATED. FOR PRIVATE USE ONLY."},{"number":"397717","date":"2012-04-05","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-25","scope":"DEMOLITION OF REAR FENCE WALL ONLY. 44O SQUARE FEET OF STUCCO. STUCCO_-_EXTERIOR PLASTER. INSTALLATION OF THESE MATERIALS SHALL BE IN COMPLIANCE WITH ASTMC926 AND ASTMC1063 AND THE PROVISIONS OF THIS CODE. R703.6.1 LATH. ALL LATH AND LATH ATTACHMENTS SHALL BE OF CORROSION- RESISTANT MATERIALS. EXPANDED METAL OR WOVEN WIRE LATH SHALL BE ATTACHED WITH 1-1/2-INCH-LONG (38 MM), 11 GAGE NAILS HAVING A 7/16-INCH (11.1 MM) HEAD, OR 7/8-INCH-LONG (22.2 MM), 16 GAGE STAPLES, SPACED AT NO MORE THAN 6 INCHES (152 MM), OR AS OTHERWISE APPROVED. CONTACT INSPECTOR AT DISTRICT OFFICE FOR WALL INSPECTION PRIOR TO STARTING WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Zoning"},{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2010,"k":"permit","w":"Addition"},{"y":2012,"k":"permit","w":"Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 255% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $36,400 to $129,400","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 #217471: 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":"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/"},{"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/"}],"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"}]}