{"asOf":"2026-07-25T20:05:51.483Z","block":"2400-2499 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-cecil-b-moore-ave","address":"2415 CECIL B MOORE AVE","parcelNumber":"291262000","source":"https://property.phila.gov/?p=291262000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"LEMA PROPERTY GROUP LLC","coOwner":null,"marketValue":726000,"landAssessment":145200,"improvementAssessment":580800,"livableArea":2427,"yearBuilt":2020,"lastSale":{"price":75000,"date":"2019-07-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"2864003","date":"2013-07-16","code":"PM-302.2/4","title":"EXT A-VACANT LOT 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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"619438","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-01-23","completedDate":"2018-02-13","violations":[{"number":"4566933","date":"2018-01-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4566934","date":"2018-01-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"722264","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2020-01-22","completedDate":"2020-03-02","violations":[{"number":"5296631","date":"2020-01-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5296632","date":"2020-01-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-014683","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-11","completedDate":"2020-06-30","violations":[{"number":"VI-2020-004784","date":"2020-05-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-06-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-004783","date":"2020-05-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-06-30","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2020,"n":4,"worst":null}],"investigations":[{"caseNumber":"55140","date":"2006-01-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"55140","date":"2010-09-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2020-014683","date":"2020-05-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-014683","date":"2020-06-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98102582247058,"lng":-75.17455493279544,"geom":{"type":"Polygon","coordinates":[[[-75.174549406,39.980913628],[-75.174607096,39.980920177],[-75.174560258,39.981138581],[-75.17450286,39.981130974],[-75.174549406,39.980913628]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":null,"stories":3,"lotArea":1280,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2415 CECIL B MOORE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[{"year":1987,"total":1752.17,"principal":328.98,"interest":764.87,"penalty":23.03},{"year":1988,"total":1083.37,"principal":321.85,"interest":728.99,"penalty":22.53},{"year":1989,"total":1056.53,"principal":319.55,"interest":704.61,"penalty":22.37},{"year":1990,"total":1296.45,"principal":338.63,"interest":726.36,"penalty":23.7},{"year":1991,"total":1913.85,"principal":510.91,"interest":1065.24,"penalty":35.76},{"year":1992,"total":1889.49,"principal":510.91,"interest":1034.59,"penalty":35.76},{"year":1993,"total":1853.31,"principal":510.91,"interest":1003.93,"penalty":35.76},{"year":1994,"total":1817.18,"principal":510.92,"interest":973.3,"penalty":35.76},{"year":1995,"total":1780.96,"principal":510.91,"interest":942.62,"penalty":35.76},{"year":1996,"total":1744.8,"principal":510.91,"interest":911.97,"penalty":35.76},{"year":1997,"total":1708.63,"principal":510.91,"interest":881.32,"penalty":35.76},{"year":1998,"total":217.73,"principal":60.82,"interest":99.44,"penalty":4.26},{"year":1999,"total":211.28,"principal":60.82,"interest":93.97,"penalty":4.26},{"year":2000,"total":204.82,"principal":60.82,"interest":88.5,"penalty":4.26},{"year":2001,"total":198.36,"principal":60.82,"interest":83.02,"penalty":4.26},{"year":2002,"total":191.9,"principal":60.82,"interest":77.55,"penalty":4.26},{"year":2003,"total":185.45,"principal":60.82,"interest":72.08,"penalty":4.26},{"year":2004,"total":178.98,"principal":60.82,"interest":66.6,"penalty":4.26},{"year":2005,"total":172.53,"principal":60.82,"interest":61.13,"penalty":4.26},{"year":2006,"total":166.06,"principal":60.82,"interest":55.65,"penalty":4.26},{"year":2007,"total":853.23,"principal":371.02,"interest":306.09,"penalty":25.97},{"year":2008,"total":813.83,"principal":371.02,"interest":272.7,"penalty":25.97},{"year":2009,"total":651.35,"principal":310.2,"interest":200.08,"penalty":21.71},{"year":2010,"total":618.4,"principal":310.2,"interest":172.16,"penalty":21.71},{"year":2011,"total":641.09,"principal":340.91,"interest":158.53,"penalty":23.86},{"year":2012,"total":627.28,"principal":354.04,"interest":132.77,"penalty":24.78},{"year":2013,"total":610.02,"principal":366.77,"interest":104.53,"penalty":25.67},{"year":2014,"total":140.33,"principal":94,"interest":18.34,"penalty":6.58},{"year":2015,"total":130.34,"principal":94,"interest":9.88,"penalty":6.58},{"year":2016,"total":106.7,"principal":98.2,"interest":1.48,"penalty":0.98}],"taxNet":24816.42,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6100,"taxable":6100,"land":6100,"improvement":0,"taxableLand":6100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":15300,"taxable":15300,"land":15300,"improvement":0,"taxableLand":15300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":15300,"taxable":15300,"land":15300,"improvement":0,"taxableLand":15300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":15300,"taxable":15300,"land":15300,"improvement":0,"taxableLand":15300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":15300,"taxable":15300,"land":15300,"improvement":0,"taxableLand":15300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":562700,"taxable":160369,"land":160369,"improvement":402331,"taxableLand":160369,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":402331},{"y":2022,"v":562700,"taxable":160369,"land":160369,"improvement":402331,"taxableLand":160369,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":402331},{"y":2023,"v":562700,"taxable":112540,"land":112540,"improvement":450160,"taxableLand":112540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":450160},{"y":2024,"v":562700,"taxable":112540,"land":112540,"improvement":450160,"taxableLand":112540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":450160},{"y":2025,"v":698200,"taxable":139640,"land":139640,"improvement":558560,"taxableLand":139640,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":558560},{"y":2026,"v":698200,"taxable":139640,"land":139640,"improvement":558560,"taxableLand":139640,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":558560},{"y":2027,"v":726000,"taxable":145200,"land":145200,"improvement":580800,"taxableLand":145200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":580800}],"taxNow":1955,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-004526","date":"2020-08-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38 FT.) WITH CELLAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS PER PLANS. FOR A MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING."},{"number":"CP-2020-004909","date":"2020-11-17","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-05-03","scope":"NEW CONSTRUCTION OF AN ATTACHED THREE (3) STORY, THREE (3) FAMILY DWELLING WITH A ROOF DECK, AND A ROOF DECK ACCESS STRUCTURE AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13R. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDED AS OF 9.17.2021: FOR THE REMOVAL OF UNDERPINNING WORK AND THE INCREASE IN BUILDING HEIGHT."},{"number":"EP-2021-005336","date":"2021-05-25","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-06-29","scope":"Rough-In Permit for EP-2021-005335 Install 300a, 1ph, 120/240v main service. Install 4 gang meter module. Install all wiring throughout 3 apartments & common area. Install fire alarm system throughout as per NFPA72. Install cable tv wiring AS PER NEC 2017"},{"number":"FP-2021-001449","date":"2021-05-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-05-03","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2021-005335","date":"2021-06-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-02","scope":"Install 300a, 1ph, 120/240v main service. Install 4 gang meter module. Install all wiring throughout 3 apartments & common area110v interconnected smoke alarms. Install fire alarm system throughout with low frequency sound in all sleeping areas(living rms and bedrooms) ,tamper switch and flow switch. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS 2017 NEC ,2016 NFPA-72 ,2018 PHILA FIRE CODE. Install cable tv wiring."},{"number":"ZP-2021-009582","date":"2021-09-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-05-03","scope":"FOR AN INCREASE IN THE TOTAL HEIGHT OF THE PREVIOUSLY APPROVED ATTACHED STRUCTURE (SEE APPLICATION NUMBER ZP-2020-004526 FOR THE PREVIOUSLY APPROVED STRUCTURE). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"MP-2021-006064","date":"2021-10-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-05-02","scope":"Unit 1: Install gas furnace 60 btu 2.5 ton. Outside unit at the back. Run all new ductwork. Unit 2: Install 2.5 ton air handler with 2.5 ton heat pump at the back. Run all new ductwork. Unit 3: Install 2.5 ton air handler with 2.5 ton heat pump at the back. Run all new ductwork as per plans."},{"number":"PP-2021-024467","date":"2022-03-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-02","scope":"INSTALL 1\" WATER SERVICE, BUILDING DRAIN, CURB TRAP, FAI, 1 HOSE BIBB, 3 HOT WATER HEATERS, 3 KITCHEN SINKS, 6 LAVATORIES, 3 SHOWERS, 3 WASHING MACHINE BOXES AND 6 WATER CLOSETS ACCORDING TO THE 2018 PPC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"land","p":75000},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"911529","type":"Rental","status":"Active","businessName":"LEMA Property Group LLC","legalName":"LEMA Property Group LLC","address":"2415 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-11-29","latestIssueDate":"2026-01-20","expirationDate":"2026-11-28","inactiveDate":null}],"licenseActivity":[{"number":"911529","type":"Rental","businessName":"LEMA Property Group LLC","legalName":"LEMA Property Group LLC","issuedDate":"2022-11-29","latestIssueDate":"2026-01-20","closureDate":null,"expirationDate":"2026-11-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: EP-2021-005336 (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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 30, 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 4 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.","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"}]}