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INSP","status":"CLOSED"},{"caseNumber":"452719","date":"2015-06-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"452719","date":"2015-08-13","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2007,"fails":2,"passes":2},{"y":2014,"fails":4,"passes":1},{"y":2015,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94227791250397,"lng":-75.1829619412698,"geom":{"type":"Polygon","coordinates":[[[-75.182918291,39.942356507],[-75.18294951,39.942193123],[-75.183006392,39.942200232],[-75.182973161,39.942363684],[-75.182918291,39.942356507]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":960,"zoning":"RM1","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2409 CHRISTIAN ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":399900,"taxable":399900,"land":32544,"improvement":367356,"taxableLand":32544,"taxableImprovement":367356,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":399900,"taxable":399900,"land":108653,"improvement":291247,"taxableLand":108653,"taxableImprovement":291247,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":399900,"taxable":399900,"land":108653,"improvement":291247,"taxableLand":108653,"taxableImprovement":291247,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":579300,"taxable":579300,"land":156411,"improvement":422889,"taxableLand":156411,"taxableImprovement":422889,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":566200,"taxable":566200,"land":153837,"improvement":412363,"taxableLand":153837,"taxableImprovement":412363,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":566200,"taxable":566200,"land":153837,"improvement":412363,"taxableLand":153837,"taxableImprovement":412363,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":566200,"taxable":566200,"land":153837,"improvement":412363,"taxableLand":153837,"taxableImprovement":412363,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":654800,"taxable":654800,"land":130960,"improvement":523840,"taxableLand":130960,"taxableImprovement":523840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":654800,"taxable":654800,"land":130960,"improvement":523840,"taxableLand":130960,"taxableImprovement":523840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":745900,"taxable":745900,"land":149180,"improvement":596720,"taxableLand":149180,"taxableImprovement":596720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":745900,"taxable":745900,"land":149180,"improvement":596720,"taxableLand":149180,"taxableImprovement":596720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":643600,"taxable":643600,"land":128720,"improvement":514880,"taxableLand":128720,"taxableImprovement":514880,"exemptLand":0,"exemptImprovement":0}],"taxNow":10441,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"54904","date":"2007-02-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-10-01","scope":"CURB TRAP, MAIN DRAIN, WATER SERVICE AND SUPPLY 3/4\""},{"number":"58514","date":"2007-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"3/4\" WATER SERVICE & FERULE, 5\" CURB TRAP INTO HOUSE, STREET OPENING AND SIDEWALK. 4\" PVC MAIN DRAIN, 3\" & 2\" STACKS, RAIN LEADER & CESS POOL COMBINATION. WASHER BOX, 3 PIECE BATH ON 2ND FL, 3 PIECE BATH ON 3RD FL"},{"number":"60056","date":"2007-03-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-02-06","scope":"NEW DRYWALL 3 STORY BLDG."},{"number":"64037","date":"2007-03-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RENOVATION TO EXISTING BUILDING. REPLACE EXISTING 100AMP SERVICE EQUIPMENT AND BRANCH CIRCUIT WIRING. INSTALL 120V SINGLE STATION SMOKE DETECTORS AS PER 2005 NEC (SOUTH DISTRICT)"},{"number":"738751","date":"2016-11-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-01-03","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"812227","date":"2017-08-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"NEW OUTLETS,LIGHTS,SWITCHES,SMOKES AND CO DETECTORS WITH EXISTING 100AMP SERVICE AS PER 2008 NEC (SOUTH DISTRICT) ALL WORK IS DONE BY FISHING ONLY"},{"number":"794933","date":"2017-12-26","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-12-26","scope":"FOR THE INSTALLATION OF NEW ROOF DECK ADDITION ON TOP OF THE 2ND STORY ACCESSED FROM THE EXISTING DOOR ON THE 3RD FLOOR LEVEL TO AN EXISTING ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"795047","date":"2017-12-26","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2018-07-13","scope":"FOR THE ERECTION OF A ROOF DECK ON THE TOP OF REAR TWO-STORY PORTION OF THE BUILDING ACCESSED FROM THE DOOR ON THE 3RD FLOOR LEVEL (SIZE AND LOCATION AS SHOWN ON THE PLAN)."}],"storyTag":"Renovated & sold on","storyDelta":4.23,"timeline":[{"y":2007,"k":"permit","w":"Electrical"},{"y":2007,"k":"viol","w":"3 L&I violations"},{"y":2007,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2014,"k":"viol","w":"10 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"sale","p":315000},{"y":2016,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Addition"},{"y":2017,"k":"sale","p":575000}],"rented":false,"licenses":[{"number":"274228","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ANTHONY LABRUSCIANO","legalName":"ANTHONY LABRUSCIANO","address":"2409 CHRISTIAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2006-04-21","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"633107","type":"Rental","status":"Inactive","businessName":"JOHN BRUCKER","legalName":"JOHN BRUCKER","address":"2409 CHRISTIAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-06-24","latestIssueDate":"2014-06-24","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"669095","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOHN W BRUCKER III","legalName":"JOHN W BRUCKER III","address":"2409 CHRISTIAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-06-23","latestIssueDate":"2015-06-23","expirationDate":"2016-06-30","inactiveDate":"2016-08-29"},{"number":"685651","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"US BANK (C/O SELECT)","legalName":"US BANK","address":"2409 CHRISTIAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-12-07","latestIssueDate":"2015-12-07","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"692541","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"(U.S. BANK N.A C/O) SELECT PORTFOLIO SERVICING (SAFEGUARD PROPERTIES LLC)","legalName":"(U.S. BANK N.A C/O) SELECT PORTFOLIO SERVICING","address":"2409 CHRISTIAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-02-25","latestIssueDate":"2016-02-25","expirationDate":"2017-02-01","inactiveDate":null}],"licenseActivity":[{"number":"692541","type":"Vacant Residential Property / Lot","businessName":"(U.S. BANK N.A C/O) SELECT PORTFOLIO SERVICING (SAFEGUARD PROPERTIES LLC)","legalName":"(U.S. BANK N.A C/O) SELECT PORTFOLIO SERVICING","issuedDate":"2016-02-25","latestIssueDate":"2016-02-25","closureDate":"2017-02-01","expirationDate":"2017-02-01","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"685651","type":"Vacant Residential Property / Lot","businessName":"US BANK (C/O SELECT)","legalName":"US BANK","issuedDate":"2015-12-07","latestIssueDate":"2015-12-07","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"669095","type":"Vacant Residential Property / Lot","businessName":"JOHN W BRUCKER III","legalName":"JOHN W BRUCKER III","issuedDate":"2015-06-23","latestIssueDate":"2015-06-23","closureDate":"2016-08-29","expirationDate":"2016-06-30","inactiveDate":"2016-08-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"633107","type":"Rental","businessName":"JOHN BRUCKER","legalName":"JOHN BRUCKER","issuedDate":"2014-06-24","latestIssueDate":"2014-06-24","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"274228","type":"Vacant Residential Property / Lot","businessName":"ANTHONY LABRUSCIANO","legalName":"ANTHONY LABRUSCIANO","issuedDate":"2004-04-17","latestIssueDate":"2006-04-21","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 812227 (ABANDONED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 13, 2015.","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 #274228: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #669095: Inactive since Aug 29, 2016; Vacant Residential Property / Lot #685651: Inactive since Mar 1, 2017; Vacant Residential Property / Lot #692541: 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 3 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"}]}