{"asOf":"2026-07-24T21:30:18.175Z","block":"2600-2699 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-master-st","address":"2632 MASTER ST","parcelNumber":"291108000","source":"https://property.phila.gov/?p=291108000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"MOSHER JENNIFER LYNN","coOwner":"LANGHAM MICHAEL CHARLES","marketValue":448800,"landAssessment":89700,"improvementAssessment":359100,"livableArea":1781,"yearBuilt":1925,"lastSale":{"price":1,"date":"2025-12-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"4048373","date":"2016-07-05","code":"9-1004","title":"CVN-UNLIC GENERAL CONTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048379","date":"2016-07-05","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048378","date":"2016-07-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048377","date":"2016-07-05","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048376","date":"2016-07-05","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048375","date":"2016-07-05","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048374","date":"2016-07-05","code":"9-1004.2/3","title":"CONTRACTOR UNLICENSED SUB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4161646","date":"2016-12-05","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4161644","date":"2016-12-05","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4161645","date":"2016-12-05","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"DEMOLISH","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"542666","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-07-05","completedDate":null,"violations":[{"number":"4048373","date":"2016-07-05","code":"9-1004","title":"CVN-UNLIC GENERAL CONTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048379","date":"2016-07-05","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048378","date":"2016-07-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048377","date":"2016-07-05","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048376","date":"2016-07-05","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048375","date":"2016-07-05","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048374","date":"2016-07-05","code":"9-1004.2/3","title":"CONTRACTOR UNLICENSED SUB","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"565641","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-12-05","completedDate":"2017-03-06","violations":[{"number":"4161646","date":"2016-12-05","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4161644","date":"2016-12-05","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4161645","date":"2016-12-05","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"DEMOLISH","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":10,"worst":null}],"investigations":[{"caseNumber":"542666","date":"2016-07-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"542666","date":"2016-08-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"542666","date":"2016-08-29","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"565641","date":"2016-12-02","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"565641","date":"2017-02-21","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2016,"fails":3,"passes":1},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.976977333160384,"lng":-75.17935978260618,"geom":{"type":"Polygon","coordinates":[[[-75.179346842,39.976896302],[-75.179406651,39.976904087],[-75.179372722,39.977058365],[-75.179312914,39.977050581],[-75.179346842,39.976896302]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":2,"stories":2,"lotArea":1026,"zoning":"RSA5","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2632 MASTER ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":38800,"taxable":8800,"land":4822,"improvement":33978,"taxableLand":4822,"taxableImprovement":3978,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":38800,"taxable":38800,"land":11640,"improvement":27160,"taxableLand":11640,"taxableImprovement":27160,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":38800,"taxable":38800,"land":11640,"improvement":27160,"taxableLand":11640,"taxableImprovement":27160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":63000,"taxable":63000,"land":18900,"improvement":44100,"taxableLand":18900,"taxableImprovement":44100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":355100,"taxable":107437,"land":106437,"improvement":248663,"taxableLand":106437,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":247663},{"y":2021,"v":355100,"taxable":107437,"land":106437,"improvement":248663,"taxableLand":106437,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":247663},{"y":2022,"v":355100,"taxable":107437,"land":106437,"improvement":248663,"taxableLand":106437,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":247663},{"y":2023,"v":374000,"taxable":76003,"land":74800,"improvement":299200,"taxableLand":74800,"taxableImprovement":1203,"exemptLand":0,"exemptImprovement":297997},{"y":2024,"v":374000,"taxable":76003,"land":74800,"improvement":299200,"taxableLand":74800,"taxableImprovement":1203,"exemptLand":0,"exemptImprovement":297997},{"y":2025,"v":587700,"taxable":119391,"land":117500,"improvement":470200,"taxableLand":117500,"taxableImprovement":1891,"exemptLand":0,"exemptImprovement":468309},{"y":2026,"v":587700,"taxable":119391,"land":117500,"improvement":470200,"taxableLand":117500,"taxableImprovement":1891,"exemptLand":0,"exemptImprovement":468309},{"y":2027,"v":448800,"taxable":91144,"land":89700,"improvement":359100,"taxableLand":89700,"taxableImprovement":1444,"exemptLand":0,"exemptImprovement":357656}],"taxNow":1671,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"100984","date":"2007-09-05","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2015-10-19","scope":null},{"number":"131632","date":"2008-02-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-02-28","scope":"REPLACEMENT OF WATER SVS MAIN TO HOUSE. REPLACEMENT OF CURB TRAP"},{"number":"131724","date":"2008-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-28","scope":"REPLACE 100A CIRCUIT BREAKER PANEL. INSTALL (3) LIGHTS IN BASEMENT, REPLACE (7) SWITCHES AND (12) RECEPTACLES. INSTALL (6) SMOKE DETECTORS, (1) LIGHT FIXTURE & REPLACE (3) LIGHT FIXTURES. IN ACCORDANCE WITH 2005 NEC."},{"number":"676194","date":"2016-03-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-25","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."},{"number":"676808","date":"2016-03-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-03-16","scope":"USE REDUCTION TO A SINGLE FAMILY DWELLING."},{"number":"676774","date":"2016-03-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-25","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"683239","date":"2016-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-25","scope":"INSTALL 2 WC, 2 LAV, 2 BATH/SHOWER AND 1 KITCHEN. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"687221","date":"2016-08-01","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-08-01","scope":"FOR THE ERECTION OF AN ADDITION (3RD FLOOR) TO AN EXISITNG ATTACHED STRUCTURE AND FOR THE ADDITION OF A ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE THE 3RD FLOOR. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR CONTINUIED USE AS SINGLE FAMILY HOUSEHOLD LIVING. *NO REAR ADDITION APPROVED, NO CHANGE TO BUILDING FOOTPRINT, APPLCIATION TO COMPLY WITH VIOLATION CASE NO 542666*"},{"number":"691795","date":"2016-08-23","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-04-25","scope":"FOR THE ERECTION OF AN ADDITION (3RD FLOOR) TO AN EXISTING ATTACHED STRUCTURE AND FOR THE ADDITION OF A ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE THE 3RD FLOOR. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR CONTINUED USE AS SINGLE FAMILY DWELLING. *NO REAR ADDITION APPROVED, NO CHANGE TO BUILDING FOOTPRINT, APPLICATION TO COMPLY WITH VIOLATION CASE NO 542666*"},{"number":"729184","date":"2016-10-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-25","scope":"COMPLETE RE-WIRE, NEW 200A SERVICE, INTERCONNECTED SMOKE DETECTORS THROUGHOUT PROPERTY... WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"}],"storyTag":"Renovated & sold on","storyDelta":6.78,"timeline":[{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"sale","p":63000},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"10 L&I violations"},{"y":2016,"k":"permit","w":"Zoning"},{"y":2016,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2016,"k":"permit","w":"Addition"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"sale","p":490000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 57% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $374,000 to $587,700","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #676808: COMPLETED. The history also contains “PERM Z- NEW 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 21, 2017.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 2 cases.","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"}]}