{"asOf":"2026-07-24T20:23:03.758Z","block":"2400-2499 GRAYS FERRY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-grays-ferry-ave","address":"2421 GRAYS FERRY AVE","parcelNumber":"302176400","source":"https://property.phila.gov/?p=302176400","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"SIBEL GEOFFREY","coOwner":"SIBEL MARIANA CHITANU","marketValue":628500,"landAssessment":125700,"improvementAssessment":502800,"livableArea":1672,"yearBuilt":2010,"lastSale":{"price":635000,"date":"2020-08-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"1057254","date":"2008-08-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1057255","date":"2008-08-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPEXCP","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"173738","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-08-11","completedDate":"2008-11-05","violations":[{"number":"1057254","date":"2008-08-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1057255","date":"2008-08-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPEXCP","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null}],"investigations":[{"caseNumber":"89941","date":"2006-11-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"89941","date":"2007-04-23","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"89941","date":"2007-04-23","type":"CSUFINAL","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94302461577189,"lng":-75.18295085655386,"geom":{"type":"Polygon","coordinates":[[[-75.182876182,39.942987234],[-75.182881681,39.942958648],[-75.182925681,39.942964194],[-75.183032834,39.943069195],[-75.182988611,39.943096156],[-75.182876182,39.942987234]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":2,"lotArea":800,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"2421 GRAYS FERRY AVE, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":7,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":391200,"taxable":25329,"land":25329,"improvement":365871,"taxableLand":25329,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":365871},{"y":2017,"v":391200,"taxable":99228,"land":99228,"improvement":291972,"taxableLand":99228,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":291972},{"y":2018,"v":391200,"taxable":99228,"land":99228,"improvement":291972,"taxableLand":99228,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":291972},{"y":2019,"v":590400,"taxable":149755,"land":149755,"improvement":440645,"taxableLand":149755,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":440645},{"y":2020,"v":577000,"taxable":146356,"land":146356,"improvement":430644,"taxableLand":146356,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":430644},{"y":2021,"v":577000,"taxable":146356,"land":146356,"improvement":430644,"taxableLand":146356,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":430644},{"y":2022,"v":577000,"taxable":577000,"land":146356,"improvement":430644,"taxableLand":146356,"taxableImprovement":430644,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":577000,"taxable":497000,"land":115400,"improvement":461600,"taxableLand":115400,"taxableImprovement":381600,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":577000,"taxable":497000,"land":115400,"improvement":461600,"taxableLand":115400,"taxableImprovement":381600,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":560600,"taxable":460600,"land":112120,"improvement":448480,"taxableLand":112120,"taxableImprovement":348480,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":560600,"taxable":460600,"land":112120,"improvement":448480,"taxableLand":112120,"taxableImprovement":348480,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":628500,"taxable":528500,"land":125700,"improvement":502800,"taxableLand":125700,"taxableImprovement":402800,"exemptLand":0,"exemptImprovement":100000}],"taxNow":6447,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"239032","date":"2009-10-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-10-16","scope":"ERECTION OF A 3 STORY SFD WITH FULL BASEMENT. 2ND AND 3RD FLOOR ROOF DECKS"},{"number":"254057","date":"2010-03-05","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-02-14","scope":"ERECT A 3 STORY OVER BSMNT SFD WITH A BAY WINDOW @ THE FRONT AND A ROOF DECK PER PLAN."},{"number":"288604","date":"2010-06-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-05","scope":"INSTALL 1 HVAC UNIT WITH ASSOCIATED DUCTWORK(SFD)"},{"number":"290278","date":"2010-07-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-05","scope":"INSTALL PLUMBING FOR (2) 3 PIECE BATHROOMS AND 1 POWDER ROOM, INSTALL PLUMBING FOR KITCHEN SINK AND OUTSIDE AREA DRAIN"},{"number":"290609","date":"2010-07-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"INSTALL 200A SERVICE, GROUNDING & WIRE SINGLE FAMILY DWELLING AS PER 2008 NEC."},{"number":"PP-2022-017913","date":"2022-12-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-30","scope":"Replacement of 40 gal Gas water heater"}],"storyTag":"New construction","storyDelta":0.34,"timeline":[{"y":2007,"k":"land","p":97000},{"y":2007,"k":"insp","w":"Inspection passed ×2"},{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2009,"k":"land","p":120000},{"y":2009,"k":"permit","w":"Zoning/use"},{"y":2010,"k":"permit","w":"New construction"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2011,"k":"sale","p":474500},{"y":2020,"k":"sale","p":635000},{"y":2022,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #239032: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 23, 2007.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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.","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"}]}