{"asOf":"2026-07-30T21:24:43.209Z","block":"1600-1699 CROATAN PL","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-croatan-pl","address":"1633 CROATAN PL","parcelNumber":"261065900","source":"https://property.phila.gov/?p=261065900","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"23","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"DONNELLY LORRAINE","coOwner":null,"marketValue":500100,"landAssessment":100020,"improvementAssessment":400080,"livableArea":1152,"yearBuilt":1960,"lastSale":{"price":445000,"date":"2021-10-01T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.911831598249265,"lng":-75.17651552751144,"geom":{"type":"Polygon","coordinates":[[[-75.176460525,39.911958851],[-75.176518695,39.911692375],[-75.176568685,39.911698929],[-75.176516188,39.911966548],[-75.176460525,39.911958851]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":1,"stories":2,"lotArea":1559,"zoning":"RSA5","grade":"C","basement":"E","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":1,"homestead":true,"mail":"1633 CROATAN PL, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":289400,"taxable":259400,"land":33509,"improvement":255891,"taxableLand":33509,"taxableImprovement":225891,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":289400,"taxable":259400,"land":86820,"improvement":202580,"taxableLand":86820,"taxableImprovement":172580,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":289400,"taxable":259400,"land":86820,"improvement":202580,"taxableLand":86820,"taxableImprovement":172580,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":278400,"taxable":238400,"land":86800,"improvement":191600,"taxableLand":86800,"taxableImprovement":151600,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":278400,"taxable":233400,"land":86800,"improvement":191600,"taxableLand":86800,"taxableImprovement":146600,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":278400,"taxable":233400,"land":86800,"improvement":191600,"taxableLand":86800,"taxableImprovement":146600,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":278400,"taxable":233400,"land":86800,"improvement":191600,"taxableLand":86800,"taxableImprovement":146600,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":350500,"taxable":270500,"land":70100,"improvement":280400,"taxableLand":70100,"taxableImprovement":200400,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":350500,"taxable":270500,"land":70100,"improvement":280400,"taxableLand":70100,"taxableImprovement":200400,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":429300,"taxable":329300,"land":85860,"improvement":343440,"taxableLand":85860,"taxableImprovement":243440,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":429300,"taxable":329300,"land":85860,"improvement":343440,"taxableLand":85860,"taxableImprovement":243440,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":500100,"taxable":400100,"land":100020,"improvement":400080,"taxableLand":100020,"taxableImprovement":300080,"exemptLand":0,"exemptImprovement":100000}],"taxNow":4610,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-015477","date":"2021-10-22","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-03-02","scope":"EZ PERMIT STANDARDS ALTERATIONS 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. 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; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). ANY WORK/ALTERATIONS TO THE BASEMENT/CELLAR IS EXPRESSLY PROHIBITED UNLESS DOCUMENTED AS AN EXISTING HABITABLE SPACE WITH HEIGHTS AND MEANS OF EGRESS PER CONDITIONS OF THE EZ STANDARD. Separate permits required for Mechanical, Electric and Plumbing, ETC. SEE SUBMITTED ENGINEER LETTER IN APPLICATION DOCUMENTS FOR COMPLETE SCOPE OF APPROVED WORK. EZ Alteration permit to include renovation to kitchen"},{"number":"EP-2021-013110","date":"2021-11-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-21","scope":"Rewire of kitchen new lighting existing circuits to be reused AS PER NEC 2014"},{"number":"ZP-2025-001952","date":"2025-03-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"RP-2025-006378","date":"2025-08-05","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ELIMINATION OF AN OFF-STREET PARKING SPACE (GARAGE) AND INTERIOR ALTERATIONS TO THE BASEMENT OF AN EXISTING SINGLE-FAMILY STRUCTURE AS PER APPROVED PLAN. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK*"},{"number":"PP-2025-013551","date":"2025-10-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-07","scope":"Installing new water and sewer to the basement bathroom including toilet shower, and vanity. 3 FIXTURES"},{"number":"EP-2025-010056","date":"2025-10-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-20","scope":"INSTALL WIRING, LIGHTING, SWITCHES, RECEPTACLES OUTLETS AND SMOKE/CO ALARMS WITH BATTERY BACKUP TO REMODELED BASEMENT. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC."}],"storyTag":"Improved","storyDelta":1.5,"timeline":[{"y":2002,"k":"sale","p":178000},{"y":2014,"k":"sale","p":310000},{"y":2021,"k":"sale","p":445000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"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"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","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 2021","permit activity in 2021, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $278,400 to $350,500","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: RP-2025-006378 (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":"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/"}],"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"}]}