{"asOf":"2026-07-27T17:07:13.070Z","block":"2300-2399 MADISON SQ","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-madison-sq","address":"2323 MADISON SQ","parcelNumber":"302106800","source":"https://property.phila.gov/?p=302106800","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"ABLCO PROPERTIES INC","coOwner":null,"marketValue":434200,"landAssessment":86840,"improvementAssessment":347360,"livableArea":1080,"yearBuilt":1925,"lastSale":{"price":150000,"date":"2021-06-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"211970228","date":"2019-09-08","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2025-05-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211970227","date":"2019-09-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-05-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211970188","date":"2019-09-08","code":"14-2007.0/1","title":"HISTORIC DISTRICT-NEGLECT","status":"COMPLIED","resolutionDate":"2025-05-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211970186","date":"2019-09-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-05-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"5305967","date":"2019-09-13","code":"PM15-110.4","title":"ADMINISTRATIVE -ID BARRICADES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5305966","date":"2019-09-13","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5305965","date":"2019-09-13","code":"14-2007.0/1","title":"HISTORIC DISTRICT-NEGLECT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211975763","date":"2019-10-15","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211975762","date":"2019-10-15","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-11-18","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"705648","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-09-08","completedDate":"2025-06-30","violations":[{"number":"211970228","date":"2019-09-08","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2025-05-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211970227","date":"2019-09-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-05-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211970188","date":"2019-09-08","code":"14-2007.0/1","title":"HISTORIC DISTRICT-NEGLECT","status":"COMPLIED","resolutionDate":"2025-05-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211970186","date":"2019-09-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-05-27","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"706652","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2019-09-13","completedDate":"2020-02-19","violations":[{"number":"5305967","date":"2019-09-13","code":"PM15-110.4","title":"ADMINISTRATIVE -ID BARRICADES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5305966","date":"2019-09-13","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5305965","date":"2019-09-13","code":"14-2007.0/1","title":"HISTORIC DISTRICT-NEGLECT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"711644","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-10-15","completedDate":"2020-11-20","violations":[{"number":"211975763","date":"2019-10-15","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211975762","date":"2019-10-15","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-11-18","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":9,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"705648","date":"2019-09-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"706652","date":"2019-09-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"706652","date":"2019-09-14","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"711644","date":"2019-10-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"706652","date":"2020-02-07","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"705648","date":"2020-02-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"705648","date":"2020-03-27","type":null,"status":"FAILED"},{"caseNumber":"705648","date":"2020-04-23","type":null,"status":"FAILED"},{"caseNumber":"705648","date":"2020-05-29","type":null,"status":"FAILED"},{"caseNumber":"711644","date":"2020-06-12","type":null,"status":"FAILED"},{"caseNumber":"711644","date":"2020-11-20","type":null,"status":"PASSED"},{"caseNumber":"705648","date":"2022-02-26","type":null,"status":"FAILED"},{"caseNumber":"705648","date":"2022-09-15","type":null,"status":"FAILED"},{"caseNumber":"705648","date":"2024-03-04","type":null,"status":"FAILED"},{"caseNumber":"705648","date":"2024-07-30","type":null,"status":"FAILED"},{"caseNumber":"705648","date":"2024-09-09","type":null,"status":"FAILED"},{"caseNumber":"705648","date":"2024-11-12","type":null,"status":"FAILED"},{"caseNumber":"705648","date":"2024-12-17","type":null,"status":"FAILED"},{"caseNumber":"705648","date":"2025-03-18","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":5,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2024,"fails":5,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94246985607701,"lng":-75.18204563478383,"geom":{"type":"Polygon","coordinates":[[[-75.181994609,39.942498011],[-75.182006961,39.942430538],[-75.182097519,39.942442059],[-75.182083378,39.942509268],[-75.181994609,39.942498011]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":2,"baths":1,"stories":2,"lotArea":646,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":false,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2730 E LEHIGH AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":228900,"taxable":213900,"land":21891,"improvement":207009,"taxableLand":21891,"taxableImprovement":192009,"exemptLand":0,"exemptImprovement":15000},{"y":2017,"v":228900,"taxable":213900,"land":65465,"improvement":163435,"taxableLand":65465,"taxableImprovement":148435,"exemptLand":0,"exemptImprovement":15000},{"y":2018,"v":228900,"taxable":213900,"land":65465,"improvement":163435,"taxableLand":65465,"taxableImprovement":148435,"exemptLand":0,"exemptImprovement":15000},{"y":2019,"v":375700,"taxable":355700,"land":107450,"improvement":268250,"taxableLand":107450,"taxableImprovement":248250,"exemptLand":0,"exemptImprovement":20000},{"y":2020,"v":367200,"taxable":347200,"land":105019,"improvement":262181,"taxableLand":105019,"taxableImprovement":242181,"exemptLand":0,"exemptImprovement":20000},{"y":2021,"v":367200,"taxable":347200,"land":105019,"improvement":262181,"taxableLand":105019,"taxableImprovement":242181,"exemptLand":0,"exemptImprovement":20000},{"y":2022,"v":367200,"taxable":367200,"land":105019,"improvement":262181,"taxableLand":105019,"taxableImprovement":262181,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":245000,"taxable":245000,"land":49000,"improvement":196000,"taxableLand":49000,"taxableImprovement":196000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":245000,"taxable":245000,"land":49000,"improvement":196000,"taxableLand":49000,"taxableImprovement":196000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":487300,"taxable":487300,"land":97460,"improvement":389840,"taxableLand":97460,"taxableImprovement":389840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":487300,"taxable":487300,"land":97460,"improvement":389840,"taxableLand":97460,"taxableImprovement":389840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":434200,"taxable":434200,"land":86840,"improvement":347360,"taxableLand":86840,"taxableImprovement":347360,"exemptLand":0,"exemptImprovement":0}],"taxNow":6821,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1026403","date":"2019-11-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-31","scope":"MAKE SAFE PERMIT- FOR (BRACE FRONT FACADE WALL FOR DEMO'ING WALL AND REBUILDING WALL AS PER ENGINEER’S REPORT APPROVED BY HISTORICAL COMMISSION) TO RESOLVE CASE #705648. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #705648."},{"number":"RP-2022-004082","date":"2023-03-29","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2025-02-19","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #705648- FOR FACADE REPLACEMENT AS PER PLANS ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #705648. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION.**FACADE REPLACEMENT ONLY**"},{"number":"RP-2025-003228","date":"2025-03-31","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-05-28","scope":"**MAKE SAFE PERMIT** FOR REPLACEMENT OF FRONT EXTERIOR WALL TO COMPLY WITH VIOLATION CASE #705648. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"RP-2025-005456","date":"2025-07-03","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"Interior renovation of 2 story single family throughout. Relocate the stairs. Reinforce the roof framing with header and posts sit new footing. No excavation approved on this. Saw cut slab for new \"Curb \" to help with third floor framing repair. No undermining of adjacent Propeties. Special Inspections for curb install. See PHC Approval"},{"number":"PP-2025-011394","date":"2025-09-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"2 bathrooms kitchens waterlines and drain lines"},{"number":"EP-2025-011585","date":"2025-12-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Wire house asper code new 100 amp service and 30 circuit panel 30 outlets 10 switches 21 hi-hats 20 circuits 2 smokes detectors 3 smoke/carbon detectors 2 outside light 2 weatherproof outlets"},{"number":"MP-2025-006269","date":"2025-12-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"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. 90% 40K BTU furnace, 2 ton AC, ductwork, and 10 supply registers Mechanical equipment not to be visible from Madison Sq. as per condition of the (PHC) Philadelphia Historic Commission approval"}],"storyTag":"Renovated & sold on","storyDelta":0.67,"timeline":[{"y":2019,"k":"permit","w":"Major alteration"},{"y":2020,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2021,"k":"sale","p":150000},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection failed ×5"},{"y":2025,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"847429","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Elizabeth Gillenwater","legalName":"Elizabeth Gillenwater","address":"2323 MADISON SQ","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-07-30","latestIssueDate":"2020-07-30","expirationDate":"2021-07-29","inactiveDate":null},{"number":"0975454","type":"Vacant Residential Property / Lot","status":"Active","businessName":"ABLCO PROPERTIES, INC","legalName":"ABLCO PROPERTIES, INC ","address":"2323 MADISON SQ","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2025-04-04","latestIssueDate":"2026-02-18","expirationDate":"2027-04-03","inactiveDate":null}],"licenseActivity":[{"number":"0975454","type":"Vacant Residential Property / Lot","businessName":"ABLCO PROPERTIES, INC","legalName":"ABLCO PROPERTIES, INC ","issuedDate":"2025-04-04","latestIssueDate":"2026-02-18","closureDate":null,"expirationDate":"2027-04-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"847429","type":"Vacant Residential Property / Lot","businessName":"Elizabeth Gillenwater","legalName":"Elizabeth Gillenwater","issuedDate":"2020-07-30","latestIssueDate":"2020-07-30","closureDate":"2021-07-29","expirationDate":"2021-07-29","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2023, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: RP-2022-004082 (Expired), RP-2025-005456 (Issued), PP-2025-011394 (Issued), EP-2025-011585 (Issued), MP-2025-006269 (Issued). 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 3 cases.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 18, 2025.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #847429: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"}],"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"}]}