{"asOf":"2026-07-25T01:05:42.304Z","block":"2300-2399 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-south-st","address":"2320 SOUTH ST","parcelNumber":"302004900","source":"https://property.phila.gov/?p=302004900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"HUDSON JAMES HOMES LLC","coOwner":null,"marketValue":1020000,"landAssessment":204000,"improvementAssessment":816000,"livableArea":3002,"yearBuilt":1915,"lastSale":{"price":1,"date":"2020-02-07T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.945325731311556,"lng":-75.18049389392432,"geom":{"type":"Polygon","coordinates":[[[-75.180497343,39.945440372],[-75.180441096,39.945432961],[-75.180490445,39.94521109],[-75.180546692,39.945218501],[-75.180497343,39.945440372]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":3,"stories":3,"lotArea":1312,"zoning":"RM1","grade":"C+","basement":"E","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":1,"homestead":false,"mail":"2314 SOUTH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":250700,"taxable":250700,"land":72496,"improvement":178204,"taxableLand":72496,"taxableImprovement":178204,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":250700,"taxable":250700,"land":75210,"improvement":175490,"taxableLand":75210,"taxableImprovement":175490,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":250700,"taxable":250700,"land":75210,"improvement":175490,"taxableLand":75210,"taxableImprovement":175490,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":486400,"taxable":486400,"land":145920,"improvement":340480,"taxableLand":145920,"taxableImprovement":340480,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":475400,"taxable":475400,"land":142620,"improvement":332780,"taxableLand":142620,"taxableImprovement":332780,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":475400,"taxable":475400,"land":142620,"improvement":332780,"taxableLand":142620,"taxableImprovement":332780,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1300000,"taxable":540000,"land":390000,"improvement":910000,"taxableLand":390000,"taxableImprovement":150000,"exemptLand":0,"exemptImprovement":760000},{"y":2023,"v":882700,"taxable":292940,"land":176540,"improvement":706160,"taxableLand":176540,"taxableImprovement":116400,"exemptLand":0,"exemptImprovement":589760},{"y":2024,"v":882700,"taxable":292940,"land":176540,"improvement":706160,"taxableLand":176540,"taxableImprovement":116400,"exemptLand":0,"exemptImprovement":589760},{"y":2025,"v":987500,"taxable":327720,"land":197500,"improvement":790000,"taxableLand":197500,"taxableImprovement":130220,"exemptLand":0,"exemptImprovement":659780},{"y":2026,"v":987500,"taxable":327720,"land":197500,"improvement":790000,"taxableLand":197500,"taxableImprovement":130220,"exemptLand":0,"exemptImprovement":659780},{"y":2027,"v":1020000,"taxable":338505,"land":204000,"improvement":816000,"taxableLand":204000,"taxableImprovement":134505,"exemptLand":0,"exemptImprovement":681495}],"taxNow":4587,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"439862","date":"2012-11-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-11-27","scope":"TO LEGALIZE 2 FAMILY DWELLING FOR AN EXISTING DUPLEX."},{"number":"835700","date":"2017-12-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"ABANDONED","completedDate":"2017-12-22","scope":"FOR THE CHANGE IN USE FROM A 2FD TO A SFD. FOR THE DEMOLITION OF A REAR 2-STORY PORTION, ROOF , AND FRONT WALL. FOR THE ERECTION OF A 3-STORY ADDITION AT REAR, A FRONT BAY AT 2ND AND 3RD FLOORS, AND ROOF DECK W/ PILOT HOUSE AS PER PLANS."},{"number":"893142","date":"2018-07-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"ABANDONED","completedDate":null,"scope":"SEAL LATERAL PA20181930458 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"898937","date":"2018-08-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-08-30","scope":"TO DOCUMENT THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE; SEE AP#898938 FOR ALL PLANS AND DOCUMENTS. FOR USE AS VACANT LOT."},{"number":"898938","date":"2018-10-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"ABANDONED","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING THREE (3) STORY MASONRY AND WOOD-FRAMED ATTACHED STRUCTURE PREVIOUSLY USED AS TWO-FAMILY HOUSEHOLD LIVING, BY HAND AND WITH HAND TOOLS ONLY, AS PER SITE SAFETY PLAN AND SUBMITTED DOCUMENTS; PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * MECHANICAL EQUIPMENT TO BE USED FOR REMOVAL OF DEBRIS ONLY * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF BUILDING FAÇADE, IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE TO NEIGHBORING PROPERTIES REQUIRED PER A-303.2 OF THE PHILADELPHIA ADMINISTRATIVE CODE."},{"number":"981329","date":"2019-05-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-05-31","scope":"THIS PERMIT IS TOO REVERSE THE COMPLETE DEMOLITION OF THE EXISTING ATTACHED STRUCTURE, (DEMOLITION WAS ABANDONED ON 4/16/2019), AND ZONING/USE PERMIT FOR THE CREATION OF A VACANT LOT AND TO RETURN TO THE PRIOR ZONING/USE TO A TWO-FAMILY HOUSEHOLD STRUCTURE AS PER PERMIT #439862."},{"number":"981256","date":"2019-05-31","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2020-11-17","scope":"LEVEL 1 ALTERATION: SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 6 OF THE INTERNATIONAL EXISTING BUILDING CODE. To include the removal and replacement or the covering of existing materials, elements, equipment or fixtures using new materials, elements, equipment or fixtures that serve the same purpose. INTERIOR NON-STRUCTUAL REPAIRS, REPLACE KITCHEN CABINETS & COUNTER TOPS, RE-TILE FLOOR, REPLACE BATHROOM TILE FLOORS, SHOWER SUROUNDS, VANITIES AND COUNTERTOPS, PAINTING THROUGHOUT IN BOTH UNITS. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"1056699","date":"2020-03-10","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-11-17","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR)"},{"number":"1055717","date":"2020-05-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-06-23","scope":"FOR THE PARTIAL DEMOLITION OF AN EXISTING BUILDING AND FOR THE ERECTION OF AN ADDITION TO THE EXISTING ATTACHED BUILDING WITH A ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURE ABOVE THIRD FLOOR AND REAR ROOF DECK AT SECOND FLOOR (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"RP-2020-002347","date":"2020-06-17","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-23","scope":"FOR THE INTERIOR ALTERATION AND THE PARTIAL DEMOLITION OF AN EXISTING BUILDING AND FOR THE ERECTION OF AN ADDITION TO THE EXISTING ATTACHED BUILDING WITH A ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURE ALSO TO INCLUDE A BALCONY AT SECOND FLOOR REAR.(SIZE AND LOCATION AS SHOWN ON PLANS).FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING WITH AN EXISTING PRIVATE PARKING GARAGE FOR ONE (1) PARKING SPACE TO REMAIN."},{"number":"PP-2020-008356","date":"2020-09-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-14","scope":"fixtures installation only kitchen, 3 1/2 bathrooms, hot water heater, laundry sink PPC 2018"},{"number":"EP-2020-007070","date":"2020-11-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-02-12","scope":"ELECTRICAL WIRING/ DEVICES 200 AMP SERVICE THROUGHOUT AS PER 2014 NEC"},{"number":"MP-2020-004798","date":"2020-11-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-14","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."}],"storyTag":"New construction","storyDelta":0.75,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"sale","p":772500},{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"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":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"sale","p":1350000}],"rented":false,"licenses":[{"number":"578474","type":"Rental","status":"Inactive","businessName":"ARTHUR D ELWOOD JR","legalName":"ARTHUR D ELWOOD JR","address":"2320 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-11-27","latestIssueDate":"2020-03-18","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"}],"licenseActivity":[{"number":"578474","type":"Rental","businessName":"ARTHUR D ELWOOD JR","legalName":"ARTHUR D ELWOOD JR","issuedDate":"2012-11-27","latestIssueDate":"2020-03-18","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 173% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $475,400 to $1,300,000","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 #898937: 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":"4 permits not marked completed: 835700 (ABANDONED), 893142 (ABANDONED), 898938 (ABANDONED), 981256 (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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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"}]}