{"asOf":"2026-07-26T10:21:28.390Z","block":"2500-2599 WEBSTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-webster-st","address":"2528 WEBSTER ST","parcelNumber":"302122900","source":"https://property.phila.gov/?p=302122900","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"SULLIVAN LESLIE","coOwner":"SULLIVAN GLENN","marketValue":407700,"landAssessment":81540,"improvementAssessment":326160,"livableArea":1004,"yearBuilt":1925,"lastSale":{"price":399900,"date":"2016-06-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"962932","date":"2008-05-14","code":"FC-1027.5/2","title":"EGRESS WINDOW BARS APPROVAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"962931","date":"2008-05-14","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"962930","date":"2008-05-14","code":"PM-304.8/18","title":"EXT S-DOORFRAME REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"962929","date":"2008-05-14","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"962928","date":"2008-05-14","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1332829","date":"2009-05-12","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"162327","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-05-28","completedDate":null,"violations":[{"number":"962932","date":"2008-05-14","code":"FC-1027.5/2","title":"EGRESS WINDOW BARS APPROVAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"962931","date":"2008-05-14","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"962930","date":"2008-05-14","code":"PM-304.8/18","title":"EXT S-DOORFRAME REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"962929","date":"2008-05-14","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"962928","date":"2008-05-14","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"199677","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-05-16","completedDate":"2015-12-11","violations":[{"number":"1332829","date":"2009-05-12","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":5,"worst":null},{"y":2009,"n":1,"worst":null}],"investigations":[{"caseNumber":"162327","date":"2008-05-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"162327","date":"2008-07-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"199677","date":"2009-05-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"199677","date":"2009-06-02","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94279819799837,"lng":-75.18566942547228,"geom":{"type":"Polygon","coordinates":[[[-75.185633136,39.942853437],[-75.185656307,39.942737731],[-75.185706322,39.94274317],[-75.185681597,39.942859533],[-75.185633136,39.942853437]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":2,"baths":2,"stories":2,"lotArea":623,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"2528 WEBSTER 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":228700,"taxable":111000,"land":25045,"improvement":203655,"taxableLand":25045,"taxableImprovement":85955,"exemptLand":0,"exemptImprovement":117700},{"y":2017,"v":400000,"taxable":199600,"land":100000,"improvement":300000,"taxableLand":100000,"taxableImprovement":99600,"exemptLand":0,"exemptImprovement":200400},{"y":2018,"v":400000,"taxable":199600,"land":100000,"improvement":300000,"taxableLand":100000,"taxableImprovement":99600,"exemptLand":0,"exemptImprovement":200400},{"y":2019,"v":296700,"taxable":148053,"land":74175,"improvement":222525,"taxableLand":74175,"taxableImprovement":73878,"exemptLand":0,"exemptImprovement":148647},{"y":2020,"v":289900,"taxable":147952,"land":77403,"improvement":212497,"taxableLand":77403,"taxableImprovement":70549,"exemptLand":0,"exemptImprovement":141948},{"y":2021,"v":289900,"taxable":147952,"land":77403,"improvement":212497,"taxableLand":77403,"taxableImprovement":70549,"exemptLand":0,"exemptImprovement":141948},{"y":2022,"v":289900,"taxable":147952,"land":77403,"improvement":212497,"taxableLand":77403,"taxableImprovement":70549,"exemptLand":0,"exemptImprovement":141948},{"y":2023,"v":373800,"taxable":173443,"land":74760,"improvement":299040,"taxableLand":74760,"taxableImprovement":98683,"exemptLand":0,"exemptImprovement":200357},{"y":2024,"v":373800,"taxable":173443,"land":74760,"improvement":299040,"taxableLand":74760,"taxableImprovement":98683,"exemptLand":0,"exemptImprovement":200357},{"y":2025,"v":409200,"taxable":189869,"land":81840,"improvement":327360,"taxableLand":81840,"taxableImprovement":108029,"exemptLand":0,"exemptImprovement":219331},{"y":2026,"v":409200,"taxable":189869,"land":81840,"improvement":327360,"taxableLand":81840,"taxableImprovement":108029,"exemptLand":0,"exemptImprovement":219331},{"y":2027,"v":407700,"taxable":407700,"land":81540,"improvement":326160,"taxableLand":81540,"taxableImprovement":326160,"exemptLand":0,"exemptImprovement":0}],"taxNow":2658,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"665470","date":"2016-01-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-05-06","scope":"INTERIOR ALTERATIONS THROUGHOUT, TO INCLUDE DRYWALL THROUGHOUT, MOISTURE RESISTANT DRYWALL IN THE BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"665822","date":"2016-01-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE HOUSE AND INSTALL NEW 100AMP SERVICE GROUND PER 2008 NEC (SFD)SOUTH DISTRICT"},{"number":"670506","date":"2016-02-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-13","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"},{"number":"670600","date":"2016-02-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-17","scope":"REPLACE SOIL AND WASTE PIPES & HOT AND COLD WATER LINES FOR 3 WATER CLOSET, 3 LAVY SINK, 2 BATH TUB, 1 KITCHEN SINK, 1 CESS POOL & 1 LAUNDRY TUB -.ALL WORK SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"673158","date":"2016-03-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-24","scope":"REPLACE WATER SERVICE, LATERAL, HOUSE TRAP & FAI PA20160481512 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."}],"storyTag":"Renovated & sold on","storyDelta":1.29,"timeline":[{"y":2008,"k":"viol","w":"5 L&I violations"},{"y":2008,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2009,"k":"viol","w":"L&I violation"},{"y":2009,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"sale","p":174500},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"sale","p":399900}],"rented":false,"licenses":[{"number":"451130","type":"Rental","status":"Inactive","businessName":"DOLORES   ANDREWS RONALD ANDREWS","legalName":"DOLORES   ANDREWS RONALD ANDREWS","address":"2528 WEBSTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-08-01","latestIssueDate":"2008-08-01","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"451130","type":"Rental","businessName":"DOLORES   ANDREWS RONALD ANDREWS","legalName":"DOLORES   ANDREWS RONALD ANDREWS","issuedDate":"2008-08-01","latestIssueDate":"2008-08-01","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 29% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $289,900 to $373,800","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"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 CLOSED on Jun 2, 2009.","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":"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 6 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"}]}