{"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":"2540 W GIRARD AVE","parcelNumber":"291017000","source":"https://property.phila.gov/?p=291017000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"KISMET DEVELOPMENT LLC","coOwner":null,"marketValue":653400,"landAssessment":130680,"improvementAssessment":522720,"livableArea":2176,"yearBuilt":1915,"lastSale":{"price":350000,"date":"2021-10-13T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973705510859354,"lng":-75.17854272550302,"geom":{"type":"Polygon","coordinates":[[[-75.178537227,39.973595199],[-75.178594497,39.973603269],[-75.17854771,39.973816371],[-75.178491242,39.973808126],[-75.178537227,39.973595199]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":7,"baths":6,"stories":3,"lotArea":1244,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"68 YALE DRIVE, RICHBORO PA, 18954","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":91300,"taxable":61300,"land":6953,"improvement":84347,"taxableLand":6953,"taxableImprovement":54347,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":91300,"taxable":61300,"land":27390,"improvement":63910,"taxableLand":27390,"taxableImprovement":33910,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":91300,"taxable":61300,"land":27390,"improvement":63910,"taxableLand":27390,"taxableImprovement":33910,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":143600,"taxable":103600,"land":43000,"improvement":100600,"taxableLand":43000,"taxableImprovement":60600,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":148500,"taxable":103500,"land":44467,"improvement":104033,"taxableLand":44467,"taxableImprovement":59033,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":148500,"taxable":103500,"land":44467,"improvement":104033,"taxableLand":44467,"taxableImprovement":59033,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":148500,"taxable":103500,"land":44467,"improvement":104033,"taxableLand":44467,"taxableImprovement":59033,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":647300,"taxable":148500,"land":129460,"improvement":517840,"taxableLand":129460,"taxableImprovement":19040,"exemptLand":0,"exemptImprovement":498800},{"y":2024,"v":647300,"taxable":148500,"land":129460,"improvement":517840,"taxableLand":129460,"taxableImprovement":19040,"exemptLand":0,"exemptImprovement":498800},{"y":2025,"v":678900,"taxable":155673,"land":135700,"improvement":543200,"taxableLand":135700,"taxableImprovement":19973,"exemptLand":0,"exemptImprovement":523227},{"y":2026,"v":678900,"taxable":155673,"land":135700,"improvement":543200,"taxableLand":135700,"taxableImprovement":19973,"exemptLand":0,"exemptImprovement":523227},{"y":2027,"v":653400,"taxable":149900,"land":130680,"improvement":522720,"taxableLand":130680,"taxableImprovement":19220,"exemptLand":0,"exemptImprovement":503500}],"taxNow":2179,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-000921","date":"2022-01-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-03-01","scope":"FOR THE PARTIAL DEMOLITION OF A REAR 2 STORY PORTION OF THE EXISTING STRUCTURE; FOR THE ERECTION OF A THREE (3) STORY REAR ADDITION AND THE THIRD-FLOOR ADDITION OVER TWO (2) STORY PORTION OF AN EXISTING THREE (3) STORY STRUCTURE; FOR USE AS A MULTI-FAMILY (THREE (3) DWELLING UNITS) HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN ON PLAN."},{"number":"CP-2022-002894","date":"2022-07-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-01","scope":"FOR THE PARTIAL DEMOLITION OF A REAR 2 STORY PORTION OF THE EXISTING STRUCTURE; FOR THE ERECTION OF A THREE (3) STORY REAR ADDITION AND THE THIRD-FLOOR ADDITION OVER TWO (2) STORY PORTION OF AN EXISTING THREE (3) STORY STRUCTURE AND LEVEL III ALTERATION WITHIN THE EXISTING STRUCTURE. FOR USE AS A MULTI-FAMILY (THREE (3) DWELLING UNITS) HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"MP-2022-004655","date":"2022-09-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-01","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"PP-2022-013781","date":"2022-10-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-01","scope":"INSTALL 1-1/2 INCH WATER SERVICE, 1 HOUSE DRAIN, 1 CURB TRAP, 1 FAI, 7 SHOWER/TUBS, 7 WATER CLOSETS, 7 LAVATORIES, 1 SUMP PUMP, 3 KITCHEN SINKS, 3 WASHING MACHINE BOXES, 5 HUB DRAINS, 1 FLOOR DRAIN, 3 BACKWATER VALVES, 4 AREA DRAINS, 1 ROOF DRAIN AND 3 HOT WATER HEATERS ACCORDING TO THE 2018 PPC."},{"number":"FP-2022-002424","date":"2022-10-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-01","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new, two (2) inch fire service line as per PWD Utility Plan dated 06/15/2022, and a new two (2) inch backflow prevention device located within the basement), throughout an existing and expanded three (3) story attached structure to be used as Group R-2 (Three (3) Dwelling Units), as per plans and hydraulic calculations; see CP-2022-002894 for building permit."},{"number":"EP-2022-009023","date":"2022-10-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-23","scope":"INSTALL A 300 AMP SERVICE, (4) GANG METER BANK, (3) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY SWITCHES, SENSORS, RECEPTACLES AND SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"sale","p":350000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"921928","type":"Rental","status":"Active","businessName":"Kismet Development LLC","legalName":"Kismet Development LLC","address":"2540 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-04-25","latestIssueDate":"2026-03-12","expirationDate":"2027-04-24","inactiveDate":null}],"licenseActivity":[{"number":"921928","type":"Rental","businessName":"Kismet Development LLC","legalName":"Kismet Development LLC","issuedDate":"2023-04-25","latestIssueDate":"2026-03-12","closureDate":null,"expirationDate":"2027-04-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022"],"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (68 YALE DRIVE, RICHBORO PA, 18954).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits 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":"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/"},{"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"}]}