{"asOf":"2026-08-01T10:50:27.548Z","block":"1800-1899 ROSEBERRY ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-roseberry-st","address":"1851 ROSEBERRY ST","parcelNumber":"262284800","source":"https://property.phila.gov/?p=262284800","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"GARBESI SALVATORE","coOwner":null,"marketValue":344900,"landAssessment":68980,"improvementAssessment":275920,"livableArea":1012,"yearBuilt":1920,"lastSale":{"price":185000,"date":"2016-07-28T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92095796713585,"lng":-75.17840356118167,"geom":{"type":"Polygon","coordinates":[[[-75.178363797,39.921025348],[-75.178393277,39.920884719],[-75.178444136,39.920891728],[-75.178412619,39.921032004],[-75.178363797,39.921025348]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":2,"stories":2,"lotArea":714,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1732 1ST AVE, NEW YORK NY, 10128","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":149900,"taxable":149900,"land":12281,"improvement":137619,"taxableLand":12281,"taxableImprovement":137619,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":149900,"taxable":149900,"land":25633,"improvement":124267,"taxableLand":25633,"taxableImprovement":124267,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":149900,"taxable":149900,"land":25633,"improvement":124267,"taxableLand":25633,"taxableImprovement":124267,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":205000,"taxable":205000,"land":35000,"improvement":170000,"taxableLand":35000,"taxableImprovement":170000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":220500,"taxable":220500,"land":37706,"improvement":182794,"taxableLand":37706,"taxableImprovement":182794,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":220500,"taxable":220500,"land":37706,"improvement":182794,"taxableLand":37706,"taxableImprovement":182794,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":220500,"taxable":220500,"land":37706,"improvement":182794,"taxableLand":37706,"taxableImprovement":182794,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":197000,"taxable":197000,"land":39400,"improvement":157600,"taxableLand":39400,"taxableImprovement":157600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":197000,"taxable":197000,"land":39400,"improvement":157600,"taxableLand":39400,"taxableImprovement":157600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":315000,"taxable":197000,"land":63000,"improvement":252000,"taxableLand":63000,"taxableImprovement":134000,"exemptLand":0,"exemptImprovement":118000},{"y":2026,"v":315000,"taxable":197000,"land":63000,"improvement":252000,"taxableLand":63000,"taxableImprovement":134000,"exemptLand":0,"exemptImprovement":118000},{"y":2027,"v":344900,"taxable":215699,"land":68980,"improvement":275920,"taxableLand":68980,"taxableImprovement":146719,"exemptLand":0,"exemptImprovement":129201}],"taxNow":2758,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-002178","date":"2022-03-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-06-03","scope":"FOR THE PARTIAL DEMOLITION OF AN EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF AN ADDITION ABOVE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"PP-2022-007089","date":"2022-05-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-06-13","scope":"REPAIR/REPLACE all existing water, gas and drain lines for kitchen, bathrooms and yard drain. Replace hot water tank. AS PER PPC 2018"},{"number":"RP-2022-005906","date":"2022-06-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-06-03","scope":"For the partial demolition of an existing attached structure and for the erection of addition above and associated alterations. Size and location as shown per plan"},{"number":"EP-2022-007487","date":"2022-08-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-28","scope":"INSTALL 200 AMP SERVICE AND WIRE HOUSE INCLUDING HVAC, WATER HEATER, RANGE, SMOKE DETECTORS, SWITCHES ,LIGHTS AND RECEPTICLES. AS PER NEC 2014"},{"number":"PP-2022-014590","date":"2022-10-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-03","scope":"REPAIR/REPLACE CT, FAI"},{"number":"RP-2023-001829","date":"2023-05-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-06-03","scope":"INTERIOR BASEMENT RENOVATIONS TO INCLUDE BATHROOM, FRAMING OF WALS IN ADDITION TO WORK APPROVED UNDER (RP-2022-005906) **NO CAHNGE TO BASEMENT HEIGHT**"}],"storyTag":"New construction","storyDelta":2.7,"timeline":[{"y":2005,"k":"sale","p":50000},{"y":2016,"k":"sale","p":185000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"494399","type":"Rental","status":"Inactive","businessName":"JAMES DEMARCO","legalName":"JAMES DEMARCO","address":"1851 ROSEBERRY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-02-26","latestIssueDate":"2012-10-12","expirationDate":"2013-02-28","inactiveDate":null},{"number":"726579","type":"Rental","status":"Active","businessName":"Salvatore Garbesi","legalName":"Salvatore Garbesi","address":"1851 ROSEBERRY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-01-25","latestIssueDate":"2026-01-25","expirationDate":"2027-01-24","inactiveDate":null}],"licenseActivity":[{"number":"726579","type":"Rental","businessName":"Salvatore Garbesi","legalName":"Salvatore Garbesi","issuedDate":"2017-01-25","latestIssueDate":"2026-01-25","closureDate":null,"expirationDate":"2027-01-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"494399","type":"Rental","businessName":"JAMES DEMARCO","legalName":"JAMES DEMARCO","issuedDate":"2010-02-26","latestIssueDate":"2012-10-12","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-31","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 60% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $197,000 to $315,000","no permit shown in 2024-2026"],"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: PP-2022-007089 (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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1732 1ST AVE, NEW YORK NY, 10128).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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"}]}