{"asOf":"2026-07-25T22:30:11.697Z","block":"2100-2199 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-master-st","address":"2120 MASTER ST","parcelNumber":"291098000","source":"https://property.phila.gov/?p=291098000","ownerType":"absentee","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":"STAWASZ NATALIE","coOwner":"STAWASZ RYAN","marketValue":693000,"landAssessment":138600,"improvementAssessment":554400,"livableArea":2900,"yearBuilt":1915,"lastSale":{"price":666000,"date":"2021-11-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"211962301","date":"2019-05-20","code":"PM15-304.1J","title":"EXTERIOR STRUCT UNSAFE COND 10","status":"COMPLIED","resolutionDate":"2020-05-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211962300","date":"2019-05-20","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-05-07","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"686280","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-05-21","completedDate":"2020-05-08","violations":[{"number":"211962301","date":"2019-05-20","code":"PM15-304.1J","title":"EXTERIOR STRUCT UNSAFE COND 10","status":"COMPLIED","resolutionDate":"2020-05-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211962300","date":"2019-05-20","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-05-07","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 10"}],"investigations":[{"caseNumber":"686280","date":"2019-05-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"686280","date":"2020-05-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.975857602159834,"lng":-75.17093810881082,"geom":{"type":"Polygon","coordinates":[[[-75.170882177,39.975975784],[-75.170935759,39.97573857],[-75.170995022,39.975732734],[-75.170938424,39.975983304],[-75.170882177,39.975975784]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-013521","type":"Fire Alarm Certification","inspectionDate":"2024-04-26","result":"Certified","expirationDate":"2025-04-26","buildingId":"1056342"},{"number":"BC-2025-010638","type":"Fire Alarm Certification","inspectionDate":"2025-04-21","result":"Certified","expirationDate":"2026-04-21","buildingId":"1056342"},{"number":"BC-2026-010344","type":"Fire Alarm Certification","inspectionDate":"2026-04-13","result":"Certified","expirationDate":"2027-04-13","buildingId":"1056342"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":9,"baths":null,"stories":3,"lotArea":1403,"zoning":"RM1","grade":"E","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"608 CEDAR AVE, HADDONFIELD NJ, 08033","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":26200,"taxable":0,"land":7297,"improvement":18903,"taxableLand":0,"taxableImprovement":0,"exemptLand":7297,"exemptImprovement":18903},{"y":2017,"v":26200,"taxable":0,"land":15720,"improvement":10480,"taxableLand":0,"taxableImprovement":0,"exemptLand":15720,"exemptImprovement":10480},{"y":2018,"v":26200,"taxable":0,"land":15720,"improvement":10480,"taxableLand":0,"taxableImprovement":0,"exemptLand":15720,"exemptImprovement":10480},{"y":2019,"v":40200,"taxable":200,"land":24100,"improvement":16100,"taxableLand":200,"taxableImprovement":0,"exemptLand":23900,"exemptImprovement":16100},{"y":2020,"v":126600,"taxable":81600,"land":37980,"improvement":88620,"taxableLand":37980,"taxableImprovement":43620,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":126600,"taxable":81600,"land":37980,"improvement":88620,"taxableLand":37980,"taxableImprovement":43620,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":738600,"taxable":211500,"land":210500,"improvement":528100,"taxableLand":210500,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":527100},{"y":2023,"v":690100,"taxable":138936,"land":138001,"improvement":552099,"taxableLand":138001,"taxableImprovement":935,"exemptLand":0,"exemptImprovement":551164},{"y":2024,"v":690100,"taxable":138936,"land":138001,"improvement":552099,"taxableLand":138001,"taxableImprovement":935,"exemptLand":0,"exemptImprovement":551164},{"y":2025,"v":615400,"taxable":123913,"land":123080,"improvement":492320,"taxableLand":123080,"taxableImprovement":833,"exemptLand":0,"exemptImprovement":491487},{"y":2026,"v":615400,"taxable":123913,"land":123080,"improvement":492320,"taxableLand":123080,"taxableImprovement":833,"exemptLand":0,"exemptImprovement":491487},{"y":2027,"v":693000,"taxable":139539,"land":138600,"improvement":554400,"taxableLand":138600,"taxableImprovement":939,"exemptLand":0,"exemptImprovement":553461}],"taxNow":1735,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"54892","date":"2007-02-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE MAIN DRAIN, KITCHEN SINK WASTE LINE, 2\" VENT, ACTUAL KITCHEN SINK, REROUGH BATHROOM, REPLACE TOILET, VANITY, TUB."},{"number":"55607","date":"2007-02-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-08-28","scope":"INSTALL A 100 AMP SERVICE WITH GROUND ROD, 2 LIGHT FIXTURES, 4 DUPLEX RECEPTACLES, 9 SWITCHES."},{"number":"RP-2020-000967","date":"2020-04-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-05-28","scope":"Make safe permit to comply case #686280. Remove existing siding from front exterior wall. remove / replace front exterior cornice. secure property from trespass."},{"number":"ZP-2020-001877","date":"2020-10-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR OF AN EXISTING ATTACHED STRUCTURE. ADDITION TO INCLUDE A ROOF DECK AND A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING [THREE(3) DWELLING UNITS]."},{"number":"CP-2020-004883","date":"2020-11-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-30","scope":"CONSTRUCTION OF REAR ADDITION WITH RATED WALLS, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE (FOR ACCESS TO ROOF DECK ONLY) AS PART OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE. INTERIOR ALTERATIONS THROUGHOUT AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK** AMENDMENT ISSUED ON 12/15/2021 TO ISSUE A CERTIFICATE OF OCCUPANCY FOR USE AS MULTI-FAMILY DWELLING UNIT (3 UNITS)."},{"number":"PP-2020-012960","date":"2020-11-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-08-23","scope":"rough in plumbing fixtures and finish"},{"number":"MP-2020-006115","date":"2021-01-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-09-14","scope":"For the insllation of new HVAC system to the new residential building as per approved plans."},{"number":"FP-2021-000090","date":"2021-02-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-19","scope":"FOR THE INSTALLATION OF A NFPA 13 SPRINKLER SYSTEM SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY FOR A RESIDENTIAL OCCUPANCY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 STANDARD."},{"number":"PP-2021-004703","date":"2021-03-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-16","scope":"SUPPLY AND INSTALL (3) 3/4 DOMESTIC WATER LINES CURB TO BLDG. SUPPLY (3) WATER METERS SUPPLY AND INSTALL (4) WATER BOXES AT CURB. SUPPLY AND INSTALL (1) 6\" STORM SEWER MAIN TO BLDG. SUPPLY AND INSTALL (1) 5\" SANITARY LINE FROM WYE IN STREET TO BLDG. SUPPLY AND INSTALL (1) 6\" CURB TRAP. SUPPLY AND INSTALL (1) 5\" CURB TRAP. SUPPLY AND INSTALL (2) FRESH AIR INLETS AT CURB TRAP."},{"number":"EP-2020-011392","date":"2021-03-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-23","scope":"Install complete fire alarms w/ low frequency sound in all sleeping areas (living rms & bedrooms) tamper switch and flow switch .Install a 300 AMP electrical service with 4 meters. Rewire throughout existing multi-family dwelling: switches, lights, receptacles, TV's, phones, emergency lights, and interconnected smoke/CO alarms as per APPROVED DRAWINGS-2017 NEC & 2016 nfpa-72."}],"storyTag":"New construction","storyDelta":6.61,"timeline":[{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"sale","p":87500},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"sale","p":666000}],"rented":true,"licenses":[{"number":"913693","type":"Rental","status":"Active","businessName":"Ryan Stawasz","legalName":"Ryan Stawasz","address":"2120 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-01-03","latestIssueDate":"2025-11-19","expirationDate":"2027-01-02","inactiveDate":null}],"licenseActivity":[{"number":"913693","type":"Rental","businessName":"Ryan Stawasz","legalName":"Ryan Stawasz","issuedDate":"2023-01-03","latestIssueDate":"2025-11-19","closureDate":null,"expirationDate":"2027-01-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021"],"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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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":"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 (608 CEDAR AVE, HADDONFIELD NJ, 08033).","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 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 8, 2020.","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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 13, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}