{"asOf":"2026-07-26T15:48:15.917Z","block":"2500-2599 MUTTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-mutter-st","address":"2551 MUTTER ST","parcelNumber":"192042300","source":"https://property.phila.gov/?p=192042300","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":"ADAMES CARMEN A","coOwner":null,"marketValue":115000,"landAssessment":23000,"improvementAssessment":92000,"livableArea":780,"yearBuilt":1920,"lastSale":{"price":20000,"date":"2018-10-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-047986","date":"2026-06-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2026-06-29","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2026-077790","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-29","completedDate":null,"violations":[{"number":"VI-2026-047986","date":"2026-06-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2026-06-29","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-077790","date":"2026-06-29","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.989230579673205,"lng":-75.13364859756993,"geom":{"type":"Polygon","coordinates":[[[-75.133577509,39.989202622],[-75.133727496,39.989222821],[-75.133719372,39.989258504],[-75.133570053,39.989238432],[-75.133577509,39.989202622]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":3,"baths":1,"stories":2,"lotArea":578,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"2551 MUTTER ST, PHILADELPHIA PA, 19133","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE (1)/TWO (2) STORY REAR ADDITION (MAXIMUM HEIGHT NOT TO EXCEED 38 FT) TO AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING AS PREVIOUSLY APPROVED.","status":"OPEN","outcome":"Granted","date":"2017-06-14","number":"30310","relatedPermit":"744672"}],"taxYears":[{"year":2016,"total":573.48,"principal":389.56,"interest":5.84,"penalty":3.9}],"taxNet":573.48,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":24200,"taxable":24200,"land":2082,"improvement":22118,"taxableLand":2082,"taxableImprovement":22118,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":24200,"taxable":24200,"land":6868,"improvement":17332,"taxableLand":6868,"taxableImprovement":17332,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":24200,"taxable":24200,"land":6868,"improvement":17332,"taxableLand":6868,"taxableImprovement":17332,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":19500,"taxable":19500,"land":5534,"improvement":13966,"taxableLand":5534,"taxableImprovement":13966,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":14900,"taxable":14900,"land":4229,"improvement":10671,"taxableLand":4229,"taxableImprovement":10671,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":14900,"taxable":14900,"land":4229,"improvement":10671,"taxableLand":4229,"taxableImprovement":10671,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":14900,"taxable":14900,"land":4229,"improvement":10671,"taxableLand":4229,"taxableImprovement":10671,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":36800,"taxable":0,"land":7360,"improvement":29440,"taxableLand":0,"taxableImprovement":0,"exemptLand":7360,"exemptImprovement":29440},{"y":2024,"v":36800,"taxable":0,"land":7360,"improvement":29440,"taxableLand":0,"taxableImprovement":0,"exemptLand":7360,"exemptImprovement":29440},{"y":2025,"v":55900,"taxable":0,"land":11180,"improvement":44720,"taxableLand":0,"taxableImprovement":0,"exemptLand":11180,"exemptImprovement":44720},{"y":2026,"v":55900,"taxable":0,"land":11180,"improvement":44720,"taxableLand":0,"taxableImprovement":0,"exemptLand":11180,"exemptImprovement":44720},{"y":2027,"v":115000,"taxable":15000,"land":23000,"improvement":92000,"taxableLand":15000,"taxableImprovement":0,"exemptLand":8000,"exemptImprovement":92000}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"744672","date":"2017-06-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-06-27","scope":"BUILD NEW REAR ADDITION 1ST FLOOR AND 2ND FLOOR"},{"number":"914108","date":"2018-12-19","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-09-05","scope":"FOR THE CONSTRUCTION OF A REAR ADDITION AND ALTERATIONS THROUGHOUT AN EXISTING SINGLE-FAMILY DWELLING, AS PER APPROVED PLANS."},{"number":"976038","date":"2019-05-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-04-03","scope":"100AMP SERVICE ,METER, PANEL & REWIRE THROUGHOUT AS PER NEC 2008"},{"number":"979685","date":"2019-05-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-04-14","scope":"2 TOILETS, 2 VANITIES, 1 TUB, 1 KITCHEN SINK, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"GM-2025-011277","date":"2025-12-04","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2026-06-08","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":"EP-2026-003548","date":"2026-04-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-18","scope":"AFCI breaker Bathroom wall heater GFCI and circuit 2nd floor 2 light fixtures Exhaust fan 3 combo detectors ALL WIRING IS FISHING ONLY"},{"number":"RP-2026-004339","date":"2026-04-29","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-05-28","scope":"- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Separate permits are required for plumbing and electrical work and the installation of heating/cooling appliances. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. ***NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR.*** Work approved as per PHDC WO# 217087 Separate permits required for Mechanical, Electrical, and Plumbing work"},{"number":"PP-2026-005723","date":"2026-05-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-28","scope":"Install shower, toilet and vanity. Install pipes to fixtures."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2018,"k":"sale","p":20000},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Roof Covering Replacement"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #30310: OPEN · Granted; related permit 744672.","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":"4 permits not marked completed: 914108 (Expired), 976038 (Expired), 979685 (Expired), GM-2025-011277 (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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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"}]}