{"asOf":"2026-07-30T02:23:52.217Z","block":"2300-2399 N 31ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-31st-st","address":"2351 N 31ST ST","parcelNumber":"282000009","source":"https://property.phila.gov/?p=282000009","ownerType":"investor","kind":"house","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"21","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"House","owner":"REECE AND RILEY LLC","coOwner":null,"marketValue":247900,"landAssessment":49500,"improvementAssessment":198400,"livableArea":1952,"yearBuilt":1915,"lastSale":{"price":9100,"date":"2016-12-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-007721","date":"2021-02-11","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"COMPLIED","resolutionDate":"2021-03-30","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-05-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-007720","date":"2021-02-11","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-03-30","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-05-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-007719","date":"2021-02-11","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-05-18","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-05-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-007718","date":"2021-02-11","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-05-18","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-05-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-069794","date":"2021-10-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-10-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-10-05","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-069792","date":"2021-10-04","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-10-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-10-05","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-069793","date":"2021-10-04","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-10-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-10-05","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-074048","date":"2022-09-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-10-18","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-10-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-074049","date":"2022-09-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2022-10-18","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-10-18","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2021-010204","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-11","completedDate":"2021-05-18","noticeUrl":null,"violations":[{"number":"VI-2021-007721","date":"2021-02-11","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"COMPLIED","resolutionDate":"2021-03-30","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-05-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-007720","date":"2021-02-11","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-03-30","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-05-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-007719","date":"2021-02-11","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-05-18","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-05-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-007718","date":"2021-02-11","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-05-18","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-05-18","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-097165","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-04","completedDate":"2022-10-05","noticeUrl":null,"violations":[{"number":"VI-2021-069794","date":"2021-10-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-10-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-10-05","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-069792","date":"2021-10-04","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-10-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-10-05","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-069793","date":"2021-10-04","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-10-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-10-05","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-100679","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-29","completedDate":"2022-10-18","noticeUrl":null,"violations":[{"number":"VI-2022-074048","date":"2022-09-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-10-18","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-10-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-074049","date":"2022-09-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2022-10-18","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2022-10-18","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2021,"n":7,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2021-010204","date":"2021-02-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-010204","date":"2021-05-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-097165","date":"2021-10-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100679","date":"2022-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097165","date":"2022-10-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-100679","date":"2022-10-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99276426585535,"lng":-75.18259498787786,"geom":null,"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":6,"baths":2,"stories":2,"lotArea":1105,"zoning":"RSA5","grade":null,"basement":"D","heater":null,"centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2220 FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS A BUSINESS AND PROFESSIONAL OFFICE ON THE FIRST FLOOR FRONT, FOR TWO (2)  DWELLING UNITS ON THE FIRST FLOOR REAR THROUGH SECOND FLOOR IN AN EXISTING TWO STORY STRUCTURE.\n\n**MUST BE HEARD**","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2023-05-25","number":"ZP-2021-005791","relatedPermit":"ZP-2021-005791"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":48200,"taxable":48200,"land":9640,"improvement":38560,"taxableLand":9640,"taxableImprovement":38560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":48200,"taxable":48200,"land":9640,"improvement":38560,"taxableLand":9640,"taxableImprovement":38560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":247900,"taxable":50500,"land":49500,"improvement":198400,"taxableLand":49500,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":197400}],"taxNow":675,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1005754","date":"2019-09-05","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-02-11","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION NO. 549575. FOR THE REBUILD OF COLLAPSED PARTION AS PER APPROVED PLANS NO OTHER WORK AUTHORIZED BY THIS PERMIT"},{"number":"RP-2021-004151","date":"2021-03-31","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-04-19","scope":"MAKE SAFE PERMIT - For (MAKE SAFE - Remove and replace with a temporary wall consisting of 2x6 studs at 16\" O.C. & 3/8\" sheathing. This permit only partially complies MAKE SAFE violations. Additional permit(s) to rebuild.) to resolve case #CF-2021-010204. Abutting sidewalk must be closed with fencing a minimum of 6\" in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2021-010204. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion."},{"number":"RP-2023-004082","date":"2024-01-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-09-13","scope":"interior renovations only, details as shown on plan."},{"number":"EP-2024-002117","date":"2024-03-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-26","scope":"Replacing outlets, switches, lights. Fishing wires."},{"number":"PP-2024-002909","date":"2024-03-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-13","scope":"Install drain and water supply lines for 3 toilets, 3 vanities, 3 tubs, 1 laundry and 1 kitchen sink."},{"number":"MP-2024-001120","date":"2024-03-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-09-13","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. New ductwork 5 ton air handler with 15 kw back up heat 5 ton heat pump 14 seer"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"7 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2023,"k":"appeal","w":"Appeal withdrawn"},{"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":"756058","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"REECE AND RILEY LLC","legalName":"REECE AND RILEY LLC","address":"2351 N 31ST ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-11-01","latestIssueDate":"2023-09-26","expirationDate":"2024-10-31","inactiveDate":null},{"number":"0962464","type":"Rental","status":"Active","businessName":"REECE AND RILEY LLC","legalName":"REECE AND RILEY LLC","address":"2351 N 31ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-10-02","latestIssueDate":"2025-09-02","expirationDate":"2026-10-01","inactiveDate":null}],"licenseActivity":[{"number":"0962464","type":"Rental","businessName":"REECE AND RILEY LLC","legalName":"REECE AND RILEY LLC","issuedDate":"2024-10-02","latestIssueDate":"2025-09-02","closureDate":null,"expirationDate":"2026-10-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"756058","type":"Vacant Residential Property / Lot","businessName":"REECE AND RILEY LLC","legalName":"REECE AND RILEY LLC","issuedDate":"2017-11-01","latestIssueDate":"2023-09-26","closureDate":"2024-10-31","expirationDate":"2024-10-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 414% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $48,200 to $247,900","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-005791: Dismissed / Withdrawn · Withdrawn; related permit ZP-2021-005791.","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: 1005754 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 1915 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 18, 2022.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #756058: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"}],"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/"}]}