{"asOf":"2026-07-29T05:12:51.204Z","block":"2300-2399 N 33RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-33rd-st","address":"2315 N 33RD ST","parcelNumber":"282237600","source":"https://property.phila.gov/?p=282237600","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"H O P E RESIDENCE LLC","coOwner":null,"marketValue":167200,"landAssessment":33440,"improvementAssessment":133760,"livableArea":2550,"yearBuilt":1915,"lastSale":{"price":1,"date":"2022-09-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-030919","date":"2021-05-19","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-08-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-030918","date":"2021-05-19","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2021-08-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-030917","date":"2021-05-19","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2021-08-30","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-041701","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-19","completedDate":"2021-08-30","violations":[{"number":"VI-2021-030919","date":"2021-05-19","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-08-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-030918","date":"2021-05-19","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2021-08-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-030917","date":"2021-05-19","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2021-08-30","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"48509","date":"2006-01-22","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2021-041701","date":"2021-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-041701","date":"2021-08-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.992769821755196,"lng":-75.18580685066273,"geom":{"type":"Polygon","coordinates":[[[-75.18562723,39.992769793],[-75.18563616,39.99272647],[-75.185986837,39.992769944],[-75.185977368,39.992813126],[-75.18562723,39.992769793]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":3,"lotArea":1584,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"929 JENKINTOWN RD, ELKINS PARK PA, 19027","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A 3RD STORY REAR ADDITION OVER ALL MAXIMUM HEIGHT NOT TO EXCEED 35 FT, AS PART OF AN EXISTING STRUCTURE FOR USE AS A ROOMING HOUSE FOR NINE (9) PERSONS IN NINE (9) ROOMING UNITS, A NINE FAMILY DWELLING, ALL PERSON","status":"CLOSED","outcome":"DISMI/ENFORC","date":"2011-02-01","number":"13133","relatedPermit":"292547"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":22200,"taxable":22200,"land":7128,"improvement":15072,"taxableLand":7128,"taxableImprovement":15072,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":22200,"taxable":22200,"land":7726,"improvement":14474,"taxableLand":7726,"taxableImprovement":14474,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":22200,"taxable":22200,"land":7726,"improvement":14474,"taxableLand":7726,"taxableImprovement":14474,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":17400,"taxable":17400,"land":6056,"improvement":11344,"taxableLand":6056,"taxableImprovement":11344,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":18000,"taxable":18000,"land":6265,"improvement":11735,"taxableLand":6265,"taxableImprovement":11735,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":18000,"taxable":18000,"land":6265,"improvement":11735,"taxableLand":6265,"taxableImprovement":11735,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":18000,"taxable":18000,"land":6265,"improvement":11735,"taxableLand":6265,"taxableImprovement":11735,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":44500,"taxable":44500,"land":8900,"improvement":35600,"taxableLand":8900,"taxableImprovement":35600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":44500,"taxable":44500,"land":8900,"improvement":35600,"taxableLand":8900,"taxableImprovement":35600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":172200,"taxable":172200,"land":34440,"improvement":137760,"taxableLand":34440,"taxableImprovement":137760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":172200,"taxable":172200,"land":34440,"improvement":137760,"taxableLand":34440,"taxableImprovement":137760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":167200,"taxable":167200,"land":33440,"improvement":133760,"taxableLand":33440,"taxableImprovement":133760,"exemptLand":0,"exemptImprovement":0}],"taxNow":2410,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"263564","date":"2010-02-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-04-05","scope":"INTERIOR DEMO NON LOAD BEARING WALLS"},{"number":"307963","date":"2010-10-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-10-22","scope":"USE TO 2FD"},{"number":"309410","date":"2010-11-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-01-14","scope":"INTERIOR ALTERATIONS, REPAIR AND STUCCO EXTERIOR WALLS."},{"number":"317213","date":"2010-12-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-09-10","scope":"ROUGH IN 2 BATH ROOMS GROUPS,2 KITCHEN SINKS POWDER ROOM"},{"number":"318884","date":"2010-12-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200 AMP SERVICE, 3 METERS AS PER 2008 NEC (NORTH DIST)"},{"number":"346922","date":"2011-07-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-02-09","scope":"INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D AS PER PLAN."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"sale","p":27000},{"y":2010,"k":"permit","w":"Demolition"},{"y":2010,"k":"permit","w":"Use"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2011,"k":"appeal","w":"Appeal dismi/enforc"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"453135","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GERALDINE BROWN","legalName":"GERALDINE BROWN","address":"2315 N 33RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-08-04","latestIssueDate":"2008-08-04","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"625896","type":"Rental","status":"Active","businessName":"DARNELL COSOM","legalName":"DARNELL COSOM","address":"2315 N 33RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2014-04-21","latestIssueDate":"2026-04-01","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"625896","type":"Rental","businessName":"DARNELL COSOM","legalName":"DARNELL COSOM","issuedDate":"2014-04-21","latestIssueDate":"2026-04-01","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"453135","type":"Vacant Residential Property / Lot","businessName":"GERALDINE BROWN","legalName":"GERALDINE BROWN","issuedDate":"2008-08-04","latestIssueDate":"2008-08-04","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 287% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $44,500 to $172,200","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #13133: CLOSED · DISMI/ENFORC; related permit 292547. Use permit #307963: COMPLETED.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (929 JENKINTOWN RD, ELKINS PARK PA, 19027).","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 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":"1 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 30, 2021.","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 #453135: Inactive since Dec 22, 2012","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/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations 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"}]}