{"asOf":"2026-07-29T19:05:46.757Z","block":"2200-2299 S 19TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-s-19th-st","address":"2238 S 19TH ST","parcelNumber":"262119300","source":"https://property.phila.gov/?p=262119300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"FOSCHINI PROPERTY MANAGEMENT LLC","coOwner":null,"marketValue":347300,"landAssessment":69460,"improvementAssessment":277840,"livableArea":1650,"yearBuilt":1920,"lastSale":{"price":260000,"date":"2024-05-17T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92305078041124,"lng":-75.17838311243615,"geom":{"type":"Polygon","coordinates":[[[-75.178273083,39.92305908],[-75.178281836,39.923016398],[-75.178493923,39.923043432],[-75.178485231,39.923084471],[-75.178273083,39.92305908]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":2,"lotArea":930,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1848 RITNER ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":113900,"taxable":113900,"land":15809,"improvement":98091,"taxableLand":15809,"taxableImprovement":98091,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":113900,"taxable":113900,"land":17768,"improvement":96132,"taxableLand":17768,"taxableImprovement":96132,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":113900,"taxable":113900,"land":17768,"improvement":96132,"taxableLand":17768,"taxableImprovement":96132,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":232500,"taxable":232500,"land":36269,"improvement":196231,"taxableLand":36269,"taxableImprovement":196231,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":250100,"taxable":250100,"land":39015,"improvement":211085,"taxableLand":39015,"taxableImprovement":211085,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":250100,"taxable":250100,"land":39015,"improvement":211085,"taxableLand":39015,"taxableImprovement":211085,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":250100,"taxable":250100,"land":39015,"improvement":211085,"taxableLand":39015,"taxableImprovement":211085,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":349800,"taxable":349800,"land":69960,"improvement":279840,"taxableLand":69960,"taxableImprovement":279840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":349800,"taxable":349800,"land":69960,"improvement":279840,"taxableLand":69960,"taxableImprovement":279840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":300600,"taxable":300600,"land":60120,"improvement":240480,"taxableLand":60120,"taxableImprovement":240480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":300600,"taxable":300600,"land":60120,"improvement":240480,"taxableLand":60120,"taxableImprovement":240480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":347300,"taxable":347300,"land":69460,"improvement":277840,"taxableLand":69460,"taxableImprovement":277840,"exemptLand":0,"exemptImprovement":0}],"taxNow":4208,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"319277","date":"2011-01-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-07","scope":"REPLACE HOUSE TRAP AND FRESH AIR INLET"},{"number":"GM-2024-004541","date":"2024-06-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-07-16","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures."},{"number":"RP-2024-006500","date":"2024-07-13","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-11-14","scope":"FOR INTERIOR ALTERATIONS TO AN EXISTING STRUCTURE USED FOR TWO-FAMILY HOUSEHOLD LIVING AS PER APPLICATION/PLAN."},{"number":"EP-2024-007357","date":"2024-08-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-12","scope":"INSTALL 200 AMP ELECTRICAL SERVICE AND 3 METER PACKS WITH PROPER GROUNDING. INSTALL 3 CIRCUIT BREAKER PANELS AND BREAKERS FOR HOUSE AND 2 UNIT. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS ACCORDING TO THE 2017 NEC."},{"number":"PP-2024-011603","date":"2024-08-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-14","scope":"All new interior plumbing for eight fixtures in two-unit building 8 FIXTURES, 2 kitchen sinks, 2 water closets, 2 lavy sinks, 2 tub/shower"},{"number":"MP-2024-003575","date":"2024-08-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-13","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. All new ductwork, for both units. -ductwork for the first floor unit will be located in the basement -ductwork for the 2nd floor unit will be located in the apartment closet. 2 heat pumps will be placed in the backyard (1- 2 ton heat pump for the 1st floor unit and 1- 2.5 ton heat pump for the 2nd floor unit)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Plumbing"},{"y":2024,"k":"sale","p":250000},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"415242","type":"Rental","status":"Inactive","businessName":"CANDELORO CARL P","legalName":"CANDELORO CARL P","address":"2238 S 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-02-22","latestIssueDate":"2024-05-07","expirationDate":"2025-02-28","inactiveDate":"2025-04-29"},{"number":"0982927","type":"Rental","status":"Active","businessName":"FOSCHINI PROPERTY MANAGEMENT LLC","legalName":"FOSCHINI PROPERTY MANAGEMENT LLC","address":"2238 S 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-07-02","latestIssueDate":"2026-05-18","expirationDate":"2027-07-01","inactiveDate":null}],"licenseActivity":[{"number":"0982927","type":"Rental","businessName":"FOSCHINI PROPERTY MANAGEMENT LLC","legalName":"FOSCHINI PROPERTY MANAGEMENT LLC","issuedDate":"2025-07-02","latestIssueDate":"2026-05-18","closureDate":null,"expirationDate":"2027-07-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"415242","type":"Rental","businessName":"CANDELORO CARL P","legalName":"CANDELORO CARL P","issuedDate":"2010-02-22","latestIssueDate":"2024-05-07","closureDate":"2025-04-29","expirationDate":"2025-02-28","inactiveDate":"2025-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}