{"asOf":"2026-07-24T05:23:32.818Z","block":"200-299 W ONTARIO ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-w-ontario-st","address":"240 W ONTARIO ST","parcelNumber":"193238100","source":"https://property.phila.gov/?p=193238100","ownerType":"investor","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":"RSTL INVESTMENTS LLC","coOwner":null,"marketValue":93500,"landAssessment":18700,"improvementAssessment":74800,"livableArea":1120,"yearBuilt":1920,"lastSale":{"price":45500,"date":"2025-09-02T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":1524.07,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1524.07,"principalDue":471.94,"penaltyDue":184.51,"interestDue":269.33,"otherChargesDue":598.29,"yearsOwed":4,"oldestYearOwed":2018,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-11-23","assessmentYear":2022,"totalAssessment":36400,"taxableAssessment":36400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":509.53,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00219682796567,"lng":-75.13417606923161,"geom":{"type":"Polygon","coordinates":[[[-75.134132664,40.002273804],[-75.134168562,40.002112971],[-75.134218769,40.002119386],[-75.134184116,40.002280521],[-75.134132664,40.002273804]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":3,"baths":1,"stories":2,"lotArea":840,"zoning":"RM1","grade":"C","basement":"D","heater":"B","centralAir":null,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"100 S JUNIPER ST 3RD FL, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":52900,"taxable":52900,"land":3108,"improvement":49792,"taxableLand":3108,"taxableImprovement":49792,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":52900,"taxable":52900,"land":12167,"improvement":40733,"taxableLand":12167,"taxableImprovement":40733,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":52900,"taxable":52900,"land":12167,"improvement":40733,"taxableLand":12167,"taxableImprovement":40733,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":47700,"taxable":47700,"land":10971,"improvement":36729,"taxableLand":10971,"taxableImprovement":36729,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":36400,"taxable":36400,"land":8372,"improvement":28028,"taxableLand":8372,"taxableImprovement":28028,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":36400,"taxable":36400,"land":8372,"improvement":28028,"taxableLand":8372,"taxableImprovement":28028,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":36400,"taxable":36400,"land":8372,"improvement":28028,"taxableLand":8372,"taxableImprovement":28028,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":57000,"taxable":57000,"land":11400,"improvement":45600,"taxableLand":11400,"taxableImprovement":45600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":57000,"taxable":57000,"land":11400,"improvement":45600,"taxableLand":11400,"taxableImprovement":45600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":76000,"taxable":76000,"land":15200,"improvement":60800,"taxableLand":15200,"taxableImprovement":60800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":76000,"taxable":76000,"land":15200,"improvement":60800,"taxableLand":15200,"taxableImprovement":60800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":93500,"taxable":93500,"land":18700,"improvement":74800,"taxableLand":18700,"taxableImprovement":74800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1064,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-010187","date":"2025-10-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2025-009437","date":"2025-11-14","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-05-27","scope":"Alterations to create a two-family dwelling in an existing structure. No addition proposed on this existing footprint. All fire rating to be 1 hour between units. Emergency Egress openings in each bedroom. NO WORK PROPOSED IN THE NON-HABITABLE BASEMENT."},{"number":"PP-2025-015041","date":"2025-11-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-27","scope":"Install piping for 2 kitchen, 2 toilets, 2 lavatories, 2 tubs & 2 water heaters."},{"number":"EP-2025-011139","date":"2025-12-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-24","scope":"Install 3 Gang 200 amp Meter box , Install new grounding system as Per NEC 2017 , new light , outlets , switches and Smoke and carbon Detector"},{"number":"MP-2025-006158","date":"2025-12-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-09","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. MULTI FAMILY - EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. First floor unit - Install 1-1/2-ton btu heat pump, ductwork, and 4 diffusers. Second floor unit - Install Fujitsu mini-split with 3 inverters."},{"number":"PP-2026-001820","date":"2026-02-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replace 3/4 water service"}],"storyTag":"Improved","storyDelta":2.03,"timeline":[{"y":2003,"k":"sale","p":15000},{"y":2004,"k":"sale","p":35000},{"y":2015,"k":"sale","p":19000},{"y":2025,"k":"sale","p":45500},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"256230","type":"Rental","status":"Inactive","businessName":"DORIS BRACERO","legalName":"DORIS BRACERO","address":"240 W ONTARIO ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-07-10","latestIssueDate":"2003-07-10","expirationDate":"2004-02-29","inactiveDate":null},{"number":"258569","type":"Rental","status":"Inactive","businessName":"ALAN GULKO","legalName":"ALAN GULKO","address":"240 W ONTARIO ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-18","latestIssueDate":"2004-03-18","expirationDate":"2005-02-28","inactiveDate":"2012-10-22"},{"number":"560869","type":"Rental","status":"Closed","businessName":"JUDY HILL","legalName":"JUDY HILL","address":"240 W ONTARIO ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-04-16","latestIssueDate":"2014-02-14","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"1010334","type":"Rental","status":"Active","businessName":"Rosena SaintLouis (RSTL Investments LLC)","legalName":"Rosena SaintLouis","address":"240 W ONTARIO ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-06-15","latestIssueDate":"2026-06-15","expirationDate":"2027-06-14","inactiveDate":null}],"licenseActivity":[{"number":"1010334","type":"Rental","businessName":"Rosena SaintLouis (RSTL Investments LLC)","legalName":"Rosena SaintLouis","issuedDate":"2026-06-15","latestIssueDate":"2026-06-15","closureDate":null,"expirationDate":"2027-06-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"560869","type":"Rental","businessName":"JUDY HILL","legalName":"JUDY HILL","issuedDate":"2012-04-16","latestIssueDate":"2014-02-14","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"258569","type":"Rental","businessName":"ALAN GULKO","legalName":"ALAN GULKO","issuedDate":"2004-03-18","latestIssueDate":"2004-03-18","closureDate":"2012-10-22","expirationDate":"2005-02-28","inactiveDate":"2012-10-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"256230","type":"Rental","businessName":"DORIS BRACERO","legalName":"DORIS BRACERO","issuedDate":"2003-07-10","latestIssueDate":"2003-07-10","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2026-001820 (Issued).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,524.07 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"}],"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"}]}