{"asOf":"2026-07-26T02:53:10.328Z","block":"2500-2599 INGERSOLL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-ingersoll-st","address":"2503 INGERSOLL ST","parcelNumber":"291091100","source":"https://property.phila.gov/?p=291091100","ownerType":"owner-occupied","kind":"house","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZZ1","buildingCodeNew":"25","buildingClass":"MISC NOT CODED MAS+OTH","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"STAHL STEVEN","coOwner":null,"marketValue":563500,"landAssessment":112700,"improvementAssessment":450800,"livableArea":2348,"yearBuilt":2021,"lastSale":{"price":449900,"date":"2021-03-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"940724","date":"2008-05-08","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED 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STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5051010","date":"2019-02-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5051012","date":"2019-02-13","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-071118","date":"2023-09-16","code":"A-302.2","title":"SUSPENSION OF PERMIT","status":"COMPLIED","resolutionDate":"2025-02-11","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"159311","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2008-05-09","completedDate":"2009-02-11","violations":[{"number":"940724","date":"2008-05-08","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"376586","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-04-18","completedDate":null,"violations":[{"number":"2767579","date":"2013-04-17","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"376591","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-04-18","completedDate":"2013-10-08","violations":[{"number":"2767599","date":"2013-04-17","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2767601","date":"2013-04-17","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2767600","date":"2013-04-17","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"673709","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2019-02-14","completedDate":"2020-01-10","violations":[{"number":"5051013","date":"2019-02-13","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5051011","date":"2019-02-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5051010","date":"2019-02-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5051012","date":"2019-02-13","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-096224","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2023-09-16","completedDate":"2025-10-07","violations":[{"number":"VI-2023-071118","date":"2023-09-16","code":"A-302.2","title":"SUSPENSION OF PERMIT","status":"COMPLIED","resolutionDate":"2025-02-11","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2019,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"7171","date":"2003-04-23","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"159311","date":"2008-05-09","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"159311","date":"2009-02-11","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"376586","date":"2013-04-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"376591","date":"2013-04-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"376586","date":"2013-10-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"376591","date":"2013-10-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"674642","date":"2019-02-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"674642","date":"2019-02-26","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"673709","date":"2020-01-10","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"673709","date":"2020-01-10","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"673709","date":"2020-01-10","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"673709","date":"2020-01-10","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"673709","date":"2020-01-10","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"673709","date":"2020-01-10","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2023-096224","date":"2023-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096224","date":"2023-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096224","date":"2023-11-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096224","date":"2024-01-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096224","date":"2024-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096224","date":"2025-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096224","date":"2025-10-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":0,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2013,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.976503482043924,"lng":-75.17683773407882,"geom":{"type":"Polygon","coordinates":[[[-75.176796461,39.97655979],[-75.176821319,39.976439561],[-75.176878402,39.976446564],[-75.176854939,39.976567034],[-75.176796461,39.97655979]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":2,"stories":1,"lotArea":708,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2503 INGERSOLL ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":26600,"taxable":26600,"land":3185,"improvement":23415,"taxableLand":3185,"taxableImprovement":23415,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":26600,"taxable":26600,"land":15960,"improvement":10640,"taxableLand":15960,"taxableImprovement":10640,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":26600,"taxable":26600,"land":15960,"improvement":10640,"taxableLand":15960,"taxableImprovement":10640,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":23200,"taxable":23200,"land":13920,"improvement":9280,"taxableLand":13920,"taxableImprovement":9280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":34600,"taxable":34600,"land":15570,"improvement":19030,"taxableLand":15570,"taxableImprovement":19030,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":34600,"taxable":34600,"land":15570,"improvement":19030,"taxableLand":15570,"taxableImprovement":19030,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":34600,"taxable":34600,"land":15570,"improvement":19030,"taxableLand":15570,"taxableImprovement":19030,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":39100,"taxable":39100,"land":39100,"improvement":0,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":39100,"taxable":39100,"land":39100,"improvement":0,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":476100,"taxable":158683,"land":95200,"improvement":380900,"taxableLand":95200,"taxableImprovement":63483,"exemptLand":0,"exemptImprovement":317417},{"y":2026,"v":476100,"taxable":95200,"land":95200,"improvement":380900,"taxableLand":95200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":380900},{"y":2027,"v":563500,"taxable":112700,"land":112700,"improvement":450800,"taxableLand":112700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":450800}],"taxNow":1333,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"165551","date":"2008-07-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-02-19","scope":"REPAIRS TO COMPLY VIOLATION"},{"number":"979152","date":"2019-05-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-25","scope":"SEAL 5\" LATERAL AT CURB LINE BY REMOVING HOUSE TRAP & HERMETICALLY SEALING LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF PHILADELPHIA PLUMBING CODE 2004"},{"number":"983273","date":"2019-06-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-19","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE TO VACANT LOT."},{"number":"983274","date":"2019-06-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-01-10","scope":"COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED (YARD ON ONE SIDE) TWO-STORY, MASONRY AND WOOD SINGLE FAMILY DWELLING BY HAND METHODS TO COMPLY UNSAFE CASE 673709. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. **21 DAY POSTING PERIOD WAIVED PER UNSAFE VIOLATION 673709**"},{"number":"984467","date":"2019-07-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-07-30","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING."},{"number":"1005549","date":"2019-11-26","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-09-16","scope":"ERECTION OF A NEW THREE (3) STORY BUILDING, WITH BASEMENT, A ROOF DECK AND A ROOF ACCESS STRUCTURE. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING AS PER PLANS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13D ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"1005473","date":"2019-12-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-13","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13D, WITH A ONE-INCH COMBINED FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2020-003399","date":"2020-06-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-28","scope":"new 200 amp service. wire throughout as per NEC 2014. LOW VOLTAGE WIRING INCLUDED"},{"number":"PP-2020-002860","date":"2020-08-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-12","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"MP-2020-003095","date":"2020-08-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-09-16","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."},{"number":"MP-2020-003047","date":"2020-08-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-09-16","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. installation of (1) 80,000 btu 95% gas furnace with 3 ton AC and all required duct work. 12 registers condenser located in rear yard."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"demo"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"sale","p":449900},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"596311","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SMITH DECLAN","legalName":"SMITH DECLAN","address":"2503 INGERSOLL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-06-11","latestIssueDate":"2015-03-14","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"596311","type":"Vacant Residential Property / Lot","businessName":"SMITH DECLAN","legalName":"SMITH DECLAN","issuedDate":"2013-06-11","latestIssueDate":"2015-03-14","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1118% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $39,100 to $476,100","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":"Use permit #983273: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: MP-2020-003095 (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 10 historical violations across 5 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 4 passed, and 9 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 7, 2025.","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 #596311: Inactive since Apr 29, 2016","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":"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/"}],"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/"}]}