{"asOf":"2026-07-30T21:40:28.461Z","block":"2500-2599 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-w-girard-ave","address":"2532 W GIRARD AVE","parcelNumber":"291016600","source":"https://property.phila.gov/?p=291016600","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"IP LLC","coOwner":null,"marketValue":384400,"landAssessment":76800,"improvementAssessment":307600,"livableArea":1788,"yearBuilt":1915,"lastSale":{"price":81000,"date":"2018-06-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"1197911","date":"2007-10-29","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-02-17","underAppeal":false,"noticeUrl":null},{"number":"1197912","date":"2007-10-29","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-02-17","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"132796","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2007-10-30","completedDate":"2018-07-26","noticeUrl":null,"violations":[{"number":"1197911","date":"2007-10-29","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-02-17","underAppeal":false,"noticeUrl":null},{"number":"1197912","date":"2007-10-29","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-02-17","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":2,"worst":null}],"investigations":[{"caseNumber":"132796","date":"2007-10-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"132796","date":"2008-01-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"132796","date":"2008-02-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"132796","date":"2008-03-31","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"132796","date":"2008-12-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"132796","date":"2009-02-17","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97367718041232,"lng":-75.17823422524462,"geom":{"type":"Polygon","coordinates":[[[-75.178186571,39.973765819],[-75.178228586,39.973581916],[-75.178282449,39.973589183],[-75.178238849,39.973773471],[-75.178186571,39.973765819]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":1005,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 14359, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":32100,"taxable":32100,"land":10587,"improvement":21513,"taxableLand":10587,"taxableImprovement":21513,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":32100,"taxable":32100,"land":10593,"improvement":21507,"taxableLand":10593,"taxableImprovement":21507,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":32100,"taxable":32100,"land":10593,"improvement":21507,"taxableLand":10593,"taxableImprovement":21507,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":62500,"taxable":62500,"land":20600,"improvement":41900,"taxableLand":20600,"taxableImprovement":41900,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":134200,"taxable":134200,"land":40260,"improvement":93940,"taxableLand":40260,"taxableImprovement":93940,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":134200,"taxable":134200,"land":40260,"improvement":93940,"taxableLand":40260,"taxableImprovement":93940,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":134200,"taxable":134200,"land":40260,"improvement":93940,"taxableLand":40260,"taxableImprovement":93940,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":173400,"taxable":173400,"land":34600,"improvement":138800,"taxableLand":34600,"taxableImprovement":138800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":173400,"taxable":173400,"land":34600,"improvement":138800,"taxableLand":34600,"taxableImprovement":138800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":448700,"taxable":448700,"land":89700,"improvement":359000,"taxableLand":89700,"taxableImprovement":359000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":448700,"taxable":448700,"land":89700,"improvement":359000,"taxableLand":89700,"taxableImprovement":359000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":384400,"taxable":384400,"land":76800,"improvement":307600,"taxableLand":76800,"taxableImprovement":307600,"exemptLand":0,"exemptImprovement":0}],"taxNow":6281,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"204069","date":"2009-03-06","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-09-10","scope":"FIBER GLASS THREE PLY WITH RUBBER,CAPPING, MUCK & FABRIC ALL SEAMS. NEW DOWNSPOUT. PERMIT COMPLIES CASE# 132796"},{"number":"893275","date":"2018-07-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-06-07","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."},{"number":"925299","date":"2019-03-21","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"APPLICATION IS FOR INTERIOR ALTERNATION AND THIRD STORY ADDITION ON AN EXISTING ATTACHED STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION) KEEP THE EXISTING USE AS A SINGLE FAMILY HOUSEHOLD LIVING"},{"number":"925301","date":"2019-03-21","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-11-07","scope":"INTERIOR ALTERATIONAND THIRD FLOOR ADDITION AS PER APPROVED PLAN"},{"number":"986830","date":"2019-06-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-16","scope":"INSTALL 100AMP SERVICE, 100 AMP METER SOCKET WITH GROUNDING, 100 AMP PANEL. RUN WIRES, INSTALL JUNCTION BOXES, LIGHTING FIXTURES, TRIM, SWITCHES, RECEPTACLE, GFCI'S, SMOKE DETECTORS. RUN COAXIAL WIRES. INSTALLATION ACCORDING TO 2014 NEC."},{"number":"989449","date":"2019-06-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-16","scope":"PLUMBING ALTERATIONS THROUGHOUT AN EXISTING SINGLE FAMILY DWELLING."},{"number":"989382","date":"2019-06-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-16","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."}],"storyTag":"Improved","storyDelta":1.41,"timeline":[{"y":2007,"k":"viol","w":"2 L&I violations"},{"y":2007,"k":"insp","w":"Inspection failed"},{"y":2008,"k":"insp","w":"Inspection failed ×3"},{"y":2009,"k":"permit","w":"Alteration"},{"y":2018,"k":"sale","p":81000},{"y":2018,"k":"sale","p":195000},{"y":2018,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Zoning"},{"y":2019,"k":"permit","w":"Addition"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[{"number":"841801","type":"Rental","status":"Inactive","businessName":"Dynamic Equity Partners Inc","legalName":"Dynamic Equity Partners Inc","address":"2532 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-05-07","latestIssueDate":"2022-09-28","expirationDate":"2023-05-06","inactiveDate":"2023-07-05"}],"licenseActivity":[{"number":"841801","type":"Rental","businessName":"Dynamic Equity Partners Inc","legalName":"Dynamic Equity Partners Inc","issuedDate":"2020-05-07","latestIssueDate":"2022-09-28","closureDate":"2023-07-05","expirationDate":"2023-05-06","inactiveDate":"2023-07-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 159% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $173,400 to $448,700","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 0 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Feb 17, 2009.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 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"}]}