{"asOf":"2026-07-26T18:33:16.233Z","block":"2800-2899 LIVINGSTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-livingston-st","address":"2831 LIVINGSTON ST","parcelNumber":"251312000","source":"https://property.phila.gov/?p=251312000","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":"ABLCO PROPERTIES INC","coOwner":null,"marketValue":190100,"landAssessment":38020,"improvementAssessment":152080,"livableArea":900,"yearBuilt":1920,"lastSale":{"price":50000,"date":"2013-06-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"3061670","date":"2014-01-14","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"509418","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3061670","date":"2014-01-14","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98132844162396,"lng":-75.11252314080534,"geom":{"type":"Polygon","coordinates":[[[-75.112483388,39.981252986],[-75.112598618,39.981384611],[-75.112563301,39.981404272],[-75.112447366,39.981271906],[-75.112483388,39.981252986]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":3,"baths":1,"stories":2,"lotArea":696,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2831 LIVINGSTON ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":108700,"taxable":108700,"land":9883,"improvement":98817,"taxableLand":9883,"taxableImprovement":98817,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":108700,"taxable":108700,"land":31632,"improvement":77068,"taxableLand":31632,"taxableImprovement":77068,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":108700,"taxable":108700,"land":31632,"improvement":77068,"taxableLand":31632,"taxableImprovement":77068,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":122900,"taxable":122900,"land":35764,"improvement":87136,"taxableLand":35764,"taxableImprovement":87136,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":132400,"taxable":132400,"land":38529,"improvement":93871,"taxableLand":38529,"taxableImprovement":93871,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":132400,"taxable":132400,"land":38529,"improvement":93871,"taxableLand":38529,"taxableImprovement":93871,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":132400,"taxable":132400,"land":38529,"improvement":93871,"taxableLand":38529,"taxableImprovement":93871,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":177400,"taxable":177400,"land":35480,"improvement":141920,"taxableLand":35480,"taxableImprovement":141920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":177400,"taxable":177400,"land":35480,"improvement":141920,"taxableLand":35480,"taxableImprovement":141920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":183200,"taxable":183200,"land":36640,"improvement":146560,"taxableLand":36640,"taxableImprovement":146560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":183200,"taxable":183200,"land":36640,"improvement":146560,"taxableLand":36640,"taxableImprovement":146560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":190100,"taxable":190100,"land":38020,"improvement":152080,"taxableLand":38020,"taxableImprovement":152080,"exemptLand":0,"exemptImprovement":0}],"taxNow":2564,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"509418","date":"2013-12-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"800 SQUARE FEET OF INTERIOR ALTERATIONS - SINGLE FAMILY DWELLING - APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEB. 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. LICENSED CONTRACTOR TO BE LISTED ON PERMIT SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. CALL INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO STARTING WORK."},{"number":"569545","date":"2015-02-24","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-01-04","scope":"INTERIOR ALTERATIONS TO EXISTING TWO STORY SINGLE-FAMILY DWELLING TO INCLUDE PARTIAL DEMOLITION OF AN EXISTING ONE STORY REAR PORTION, INTERIOR DEMOLITION AND CONSTRUCTION OF NON LOAD BEARING PARTITIONS AND STAIRWAYS. FOR THE ERECTION OF A ONE (1) STORY PORTION AT THE SECOND FLOOR LEVEL AS PER APPROVED PLANS."},{"number":"569536","date":"2015-02-24","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-02-24","scope":"INT ALT TO EXISTING TWO STORY BRICK ROW HOUSE. DEMO PORTION OF THE EXISTING ONE STORY REAR OF BLDG. DEMO ALL INT NON LOAD BEARING PARTITIONS AND STAIRWAYS. ERECT NEW ONE STORY HIGH WOOD FRAMED SECOND FLOOR ADDITION TO BE LOCATED ABOVE THE EXISTING ONE STORY REAR OF BLDG. ERECT NEW WOOD FRAMED EXT WALL AT THE REAR OF FIRST FLOOR. INSTALL ALL NEW RECONFIGURED ROOM PARTITIONS. RESURFACE FLOORS, NEW WINDOWS, DOORS AND REQUIRED LIFE SAFETY-SFD"},{"number":"657537","date":"2015-12-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-10","scope":"2 WC,2 SINKS,1 BATH TUB,1 KITCHEN SINK AND 1 STAND PIPE (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"658989","date":"2015-12-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-10","scope":"INSTALLATION OF (1) HVAC UNIT (INCLUDING DUCTWORK AND ASSOCIATED ACCESSORIES). SFD"},{"number":"664635","date":"2016-01-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRE AND NEW DEVICES. INSTALLATION OF SWITCHES, OUTLETS, GFI, SMOKES AND CARBON SMOKES AS PER 2008 NEC (SFD)EAST DISTRICT"},{"number":"686916","date":"2016-04-27","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-05-18","scope":"NEW PERMIT FOR ADDITION BASED ON THE PREVIOUSLY APPROVED ADDITION PERMIT #569545, WHICH WAS EXPIRED IN DECEMBER OF 2015. WORK TO INCLUDE THE SAME:INTERIOR ALTERATIONS TO EXISTING TWO STORY SINGLE-FAMILY DWELLING TO INCLUDE PARTIAL DEMOLITION OF AN EXISTING ONE STORY REAR PORTION, INTERIOR DEMOLITION AND CONSTRUCTION OF NON LOAD BEARING PARTITIONS AND STAIRWAYS. FOR THE ERECTION OF A ONE (1) STORY PORTION AT THE SECOND FLOOR LEVEL AS PER APPROVED PLANS. ORIGINAL APPROVED PLAN AND ASSOCIATED DOCUMENTS TO TRANSPIRE. PREVIOUS PASSED INSPECTIONS TO CARRY FORWARD."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"sale","p":50000},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2015,"k":"permit","w":"Addition"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Addition"}],"rented":true,"licenses":[{"number":"611842","type":"Rental","status":"Active","businessName":"ABLCO PROPERTIES,INC","legalName":"ABLCO PROPERTIES,INC","address":"2831 LIVINGSTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-12-04","latestIssueDate":"2026-01-22","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"611842","type":"Rental","businessName":"ABLCO PROPERTIES,INC","legalName":"ABLCO PROPERTIES,INC","issuedDate":"2013-12-04","latestIssueDate":"2026-01-22","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 509418 (EXPIRED).","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":"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/"},{"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"}]}