{"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":"2417 CECIL B MOORE AVE","parcelNumber":"291262100","source":"https://property.phila.gov/?p=291262100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"25","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"C3 LLC","coOwner":null,"marketValue":493900,"landAssessment":98780,"improvementAssessment":395120,"livableArea":2232,"yearBuilt":1915,"lastSale":{"price":90000,"date":"2019-04-19T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981033411921196,"lng":-75.17461237964324,"geom":{"type":"Polygon","coordinates":[[[-75.174607096,39.980920177],[-75.17466425,39.980928134],[-75.174618124,39.981146022],[-75.174560258,39.981138581],[-75.174607096,39.980920177]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-020636","type":"Sprinkler Certification","inspectionDate":"2023-06-14","result":"Certified","expirationDate":"2024-06-14","buildingId":"1046043"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":9,"baths":3,"stories":3,"lotArea":1280,"zoning":"RM1","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2755 PHILMONT AVE, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":46800,"taxable":46800,"land":6184,"improvement":40616,"taxableLand":6184,"taxableImprovement":40616,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":46800,"taxable":46800,"land":14040,"improvement":32760,"taxableLand":14040,"taxableImprovement":32760,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":46800,"taxable":46800,"land":14040,"improvement":32760,"taxableLand":14040,"taxableImprovement":32760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":100000,"taxable":100000,"land":30000,"improvement":70000,"taxableLand":30000,"taxableImprovement":70000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":103400,"taxable":103400,"land":31020,"improvement":72380,"taxableLand":31020,"taxableImprovement":72380,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":103400,"taxable":103400,"land":31020,"improvement":72380,"taxableLand":31020,"taxableImprovement":72380,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":420800,"taxable":120928,"land":119928,"improvement":300872,"taxableLand":119928,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":299872},{"y":2023,"v":420800,"taxable":85219,"land":84100,"improvement":336700,"taxableLand":84100,"taxableImprovement":1119,"exemptLand":0,"exemptImprovement":335581},{"y":2024,"v":420800,"taxable":85219,"land":84100,"improvement":336700,"taxableLand":84100,"taxableImprovement":1119,"exemptLand":0,"exemptImprovement":335581},{"y":2025,"v":495500,"taxable":100418,"land":99100,"improvement":396400,"taxableLand":99100,"taxableImprovement":1318,"exemptLand":0,"exemptImprovement":395082},{"y":2026,"v":495500,"taxable":100418,"land":99100,"improvement":396400,"taxableLand":99100,"taxableImprovement":1318,"exemptLand":0,"exemptImprovement":395082},{"y":2027,"v":493900,"taxable":100093,"land":98780,"improvement":395120,"taxableLand":98780,"taxableImprovement":1313,"exemptLand":0,"exemptImprovement":393807}],"taxNow":1406,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"995728","date":"2019-07-22","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"INTERIOR DEMO OF NON-LOAD BEARING PARTITION S ONLY. (SFD). REMOVAL OF EXISTING TRASH INTERIOR & EXTERIOR. REMOVE EXISTING RUGS THROUGHOUT THE PROPERTY."},{"number":"1008945","date":"2020-01-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-10-28","scope":"FOR THE ADDITION OF A ROOF DECK, AND A ROOF DECK ACCESS STRUCTURE ON TOP OF AN EXISTING THREE (2) STORY ATTACHED STRUCTURE, AND THE ALTERATION AND REPLACEMENT OF EXISTING STAIRS, PARTITIONS, FLOOR CONFIGURATION, EXISTING WINDOWS AND ADDITIONAL REPAIRS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R. 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 MECHANICAL, ELECTRICAL AND PLUMBING WORK. **IBC 2018**"},{"number":"1008944","date":"2020-01-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"FOR THE ADDITION OF A ROOF DECK AND A ROOD DECK ACCESS STRUCTURE TO AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN. FOR USE AS AN EXISTING MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS)."},{"number":"1045284","date":"2020-01-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-10-26","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-INSTALL THREE HVAC SYSTEMS; AIR HANDLER THREE(3)TON, HEAT PACKAGE 15KW HEAT PUMP TWO(2)TON 14SEER, INCLUDING DUCT WORK. CONDENSERS LOCATED EXTERIOR BACK YARD. EACH SYSTEM TO BE INSTALLED CONFINED TO SPACE WHICH IT CONDITIONS. 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."},{"number":"FP-2020-000405","date":"2020-05-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-10-28","scope":"INSTALL A NEW TWO (2) INCH FIRE SERVICE FROM CURB TO BUILDING. SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PER NFPA 13R. SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS, PER NFPA 13R. SUPPLY AND INSTALL NEW 2\" CITY APPROVED BACKFLOW PREVENTER. SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION. SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2020-003651","date":"2020-06-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-10-28","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":"PP-2020-002192","date":"2020-07-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-10-26","scope":"rough in 3 water heaters, 3 toilets, 3 Lavs, 3 tubs, 3 kitchen sinks, 3 washers"},{"number":"EP-2020-001303","date":"2020-08-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-26","scope":"total rewire of units according to nec. outlets, switches,lights and smokes /co with all low voltage wire include fire alarm"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"sale","p":90000},{"y":2019,"k":"permit","w":"Demolition"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"262344","type":"Rental","status":"Inactive","businessName":"MARVIN E LEE","legalName":"MARVIN E LEE","address":"2417 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-07-19","latestIssueDate":"2010-04-07","expirationDate":"2011-02-28","inactiveDate":"2011-12-30"},{"number":"823569","type":"Rental","status":"Active","businessName":"C3 LLC","legalName":"C3 LLC","address":"2417 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2019-09-12","latestIssueDate":"2025-07-30","expirationDate":"2026-09-11","inactiveDate":null}],"licenseActivity":[{"number":"823569","type":"Rental","businessName":"C3 LLC","legalName":"C3 LLC","issuedDate":"2019-09-12","latestIssueDate":"2025-07-30","closureDate":null,"expirationDate":"2026-09-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"262344","type":"Rental","businessName":"MARVIN E LEE","legalName":"MARVIN E LEE","issuedDate":"2004-07-19","latestIssueDate":"2010-04-07","closureDate":"2011-12-30","expirationDate":"2011-02-28","inactiveDate":"2011-12-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 307% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $103,400 to $420,800","no permit shown in 2021-2023"],"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 #1008944: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 14, 2024","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (2755 PHILMONT AVE, HUNTINGDON VALLEY PA, 19006).","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":"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/"}],"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"}]}