{"asOf":"2026-07-26T15:44:04.753Z","block":"2200-2299 INGERSOLL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-ingersoll-st","address":"2211 INGERSOLL ST","parcelNumber":"291085502","source":"https://property.phila.gov/?p=291085502","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Apartments","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":163800,"landAssessment":116470,"improvementAssessment":47330,"livableArea":5374,"yearBuilt":2024,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97594882811732,"lng":-75.17239847720812,"geom":{"type":"Polygon","coordinates":[[[-75.172228283,39.975990625],[-75.172254803,39.975868792],[-75.172571487,39.975909597],[-75.172546587,39.976023987],[-75.172228283,39.975990625]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":null,"stories":2,"lotArea":7896,"zoning":"RM1","grade":null,"basement":"1","heater":"B","centralAir":false,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":163800,"taxable":0,"land":116470,"improvement":47300,"taxableLand":0,"taxableImprovement":0,"exemptLand":116470,"exemptImprovement":47300},{"y":2024,"v":163800,"taxable":0,"land":116470,"improvement":47330,"taxableLand":0,"taxableImprovement":0,"exemptLand":116470,"exemptImprovement":47330},{"y":2025,"v":163800,"taxable":0,"land":116470,"improvement":47330,"taxableLand":0,"taxableImprovement":0,"exemptLand":116470,"exemptImprovement":47330},{"y":2026,"v":163800,"taxable":0,"land":116470,"improvement":47330,"taxableLand":0,"taxableImprovement":0,"exemptLand":116470,"exemptImprovement":47330},{"y":2027,"v":163800,"taxable":0,"land":116470,"improvement":47330,"taxableLand":0,"taxableImprovement":0,"exemptLand":116470,"exemptImprovement":47330}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-007079","date":"2022-08-04","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the relocation of lot lines to create one lot ( proposed Parcel 77/81) from seven existing lots (deeded 2211, 2213, 2215, 2217, 2219, 2221 and 2223 Ingersoll St.) Size and location per plans."},{"number":"ZP-2022-009313","date":"2022-08-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-02","scope":"For the erection of an attached structure. Size and location per plans."},{"number":"CP-2022-003787","date":"2023-04-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-02","scope":"NEW CONSTRUCTION OF A TWO STORY BUILDING FOR USE AS A FIVE (5) FAMILY DWELLING AS PER APPROVED PLANS AND BBS VARIANCE MI-2022-005636. BUILDING TO BE FULLY SPRINKLERED. SEPARATE AMENDED PERMIT REQUIRED TO SUBMIT TRUSS DRAWINGS PRIOR TO INSTALLATION. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"ZP-2023-004440","date":"2023-08-21","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"PP-2023-012160","date":"2023-09-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-23","scope":"INSTALL 1-1/2 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 5 HOT WATER HEATERS, 10 FLOOR DRAINS, 5 WASHING MACHINE BOXES, 8 WATER CLOSETS, 8 LAVATORIES, 5 SHOWER/TUBS, 2 WATER HYRANTS, 1 BACKFLOW PREVENTER AND 5 KITCHEN SINKS ACCORDING TO THE 2018 PPC AND PER PLANS EZ permit was issued we are trying to change it to a plumbing permit for New construction. We are installing all sanitary and domestic water piping inside and outside of building along with all new fixtures and piping."},{"number":"FP-2024-000148","date":"2024-03-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-30","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WATTS LF007M1QT BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2024-001894","date":"2024-06-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-23","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. **IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.**"},{"number":"EP-2024-001937","date":"2024-07-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-03","scope":"Install 400 AMP SVC(REVISED LOCATION TO SIDE OF BUILDING-SEE APPROVED LOCATION), 20-110V INTERCONNECTED SMOKE/CARBON ALARMS, 139-OUTLETS, 38-SINGLE PLOES, 37-3 WAY, HOUSE PANEL, FIRE ALARM . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS -2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. AMENDMENT: INSTALL FIRE ALARM SYSTEM AS PER PLANS AND 2016 NFPA, TO INCLUDE AN ADDRESSABLE FIRE ALARM CONTROL PANEL, PULL STATIONS, LOW-FREQUENCY HORNS, AND STROBES, TAMPER AND FLOW SWITCHES."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0994261","type":"Rental","status":"Active","businessName":"Sharswood III Part 3 LLC","legalName":"Sharswood III Part 3 LLC","address":"2211 INGERSOLL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2025-11-24","latestIssueDate":"2025-11-24","expirationDate":"2026-11-23","inactiveDate":null}],"licenseActivity":[{"number":"0994261","type":"Rental","businessName":"Sharswood III Part 3 LLC","legalName":"Sharswood III Part 3 LLC","issuedDate":"2025-11-24","latestIssueDate":"2025-11-24","closureDate":null,"expirationDate":"2026-11-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":5,"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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/"}]}