{"asOf":"2026-07-25T00:13:01.777Z","block":"2400-2499 MONTROSE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-montrose-st","address":"2435 MONTROSE ST","parcelNumber":"302202600","source":"https://property.phila.gov/?p=302202600","ownerType":"investor","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":"ELITE PROPERTY DEVELOPMEN","coOwner":null,"marketValue":604700,"landAssessment":120940,"improvementAssessment":483760,"livableArea":1328,"yearBuilt":1925,"lastSale":{"price":252500,"date":"2017-04-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"4471915","date":"2017-10-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4492930","date":"2017-10-30","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4541633","date":"2017-12-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5253167","date":"2019-02-25","code":"E-1201.1/301","title":"RACEWAY-SECURE & SUPPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5253165","date":"2019-02-25","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5253168","date":"2019-02-25","code":"E-1201.1/317","title":"BOX-WALL/CEILING SET BACK","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"607137","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-10-04","completedDate":"2017-12-20","violations":[{"number":"4471915","date":"2017-10-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"610053","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-10-30","completedDate":"2017-12-20","violations":[{"number":"4492930","date":"2017-10-30","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"616432","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-12-20","completedDate":"2018-01-08","violations":[{"number":"4541633","date":"2017-12-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"675759","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-03-08","completedDate":"2020-01-09","violations":[{"number":"5253167","date":"2019-02-25","code":"E-1201.1/301","title":"RACEWAY-SECURE & SUPPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5253165","date":"2019-02-25","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5253168","date":"2019-02-25","code":"E-1201.1/317","title":"BOX-WALL/CEILING SET BACK","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":3,"worst":null},{"y":2019,"n":3,"worst":null}],"investigations":[{"caseNumber":"607137","date":"2017-10-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"610053","date":"2017-10-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"607137","date":"2017-11-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"610053","date":"2017-12-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"616432","date":"2017-12-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"616432","date":"2018-01-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"675759","date":"2019-02-25","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"675759","date":"2019-06-25","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"675759","date":"2019-08-12","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"675759","date":"2019-11-22","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"675759","date":"2019-12-11","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2017,"fails":3,"passes":2},{"y":2018,"fails":0,"passes":1},{"y":2019,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941783310880275,"lng":-75.18374244115594,"geom":{"type":"Polygon","coordinates":[[[-75.183699344,39.941871404],[-75.183739597,39.94168609],[-75.183787294,39.941691864],[-75.18374362,39.941885129],[-75.183699344,39.941871404]]]},"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":952,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"301 LAKESIDE PARK, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"3 OUT OF 4 OF THESE VIOLATIONS OCCURRED DUE TO ALTERATIONS AND CONSTRUCTION CHANGES AT THIS PROPERTY, WE ALSO WOULD LIKE AN OPPORTUNITY TO DISCUSS THE OTHER VIOLATION.","status":"OPEN","outcome":"MOOT","date":"2020-01-23","number":"37388","relatedPermit":"675759"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":205000,"taxable":205000,"land":38270,"improvement":166730,"taxableLand":38270,"taxableImprovement":166730,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":205000,"taxable":205000,"land":58630,"improvement":146370,"taxableLand":58630,"taxableImprovement":146370,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":205000,"taxable":205000,"land":58630,"improvement":146370,"taxableLand":58630,"taxableImprovement":146370,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":260900,"taxable":260900,"land":74617,"improvement":186283,"taxableLand":74617,"taxableImprovement":186283,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":415300,"taxable":260900,"land":112837,"improvement":302463,"taxableLand":112837,"taxableImprovement":148063,"exemptLand":0,"exemptImprovement":154400},{"y":2021,"v":415300,"taxable":260900,"land":112837,"improvement":302463,"taxableLand":112837,"taxableImprovement":148063,"exemptLand":0,"exemptImprovement":154400},{"y":2022,"v":415300,"taxable":260900,"land":112837,"improvement":302463,"taxableLand":112837,"taxableImprovement":148063,"exemptLand":0,"exemptImprovement":154400},{"y":2023,"v":551100,"taxable":326041,"land":110220,"improvement":440880,"taxableLand":110220,"taxableImprovement":215821,"exemptLand":0,"exemptImprovement":225059},{"y":2024,"v":551100,"taxable":326041,"land":110220,"improvement":440880,"taxableLand":110220,"taxableImprovement":215821,"exemptLand":0,"exemptImprovement":225059},{"y":2025,"v":565000,"taxable":334265,"land":113000,"improvement":452000,"taxableLand":113000,"taxableImprovement":221265,"exemptLand":0,"exemptImprovement":230735},{"y":2026,"v":565000,"taxable":334265,"land":113000,"improvement":452000,"taxableLand":113000,"taxableImprovement":221265,"exemptLand":0,"exemptImprovement":230735},{"y":2027,"v":604700,"taxable":357752,"land":120940,"improvement":483760,"taxableLand":120940,"taxableImprovement":236812,"exemptLand":0,"exemptImprovement":246948}],"taxNow":4679,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"813263","date":"2017-09-01","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"KITCHEN WALL 2X4 CLOSET, INTERIOR WALLS, REMOVE CARPET, INSTALL HARDWOOD FLOORS."},{"number":"823110","date":"2017-11-06","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"FOR THE PARTIAL DEMOLITION AT THE REAR OF AN ATTACHED BUILDING.FOR THE ERECTION OF A REAR ADDITION, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE TO EXISTING ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. MAINTAIN EXISTING USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"823080","date":"2017-11-06","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2020-02-03","scope":"FOR THE PARTIAL DEMOLITION AT THE REAR OF A TOWNHOUSE (TO BE DEMOLISHED BY HAND) AND FOR THE ERECTION OF A TWO-STORY REAR ADDITION, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE TO EXISTING TWO STORY TOWNHOUSE. INTERIOR ALTERATIONS THROUGHT THE EXISTING TOWNHOUSE. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE M.E.P. PERMIT REQUIRED."},{"number":"838818","date":"2017-12-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"844942","date":"2018-01-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-14","scope":"2 WC,2 LAVS,2 TUBS AND KITCHEN SINK (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"856700","date":"2018-03-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-11","scope":"NEW 200AMP SERVICE WIRING THROUGHOUT,NEW SWITCHES,OUTLETS,LIGHTS,LOW VOLTAGE PHONE AND CABLE PER 2008 NEC (SFD)"},{"number":"911933","date":"2018-11-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2020-01-14","scope":"TO AMEND A/P NO. 823080 TO DOCUMENT CHANGES TO BASEMENT WALLS AS PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":7.42,"timeline":[{"y":2017,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Addition"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2020,"k":"appeal","w":"Appeal moot"}],"rented":false,"licenses":[{"number":"382603","type":"Rental","status":"Inactive","businessName":"STEVEN CICERON","legalName":"STEVEN CICERON","address":"2435 MONTROSE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-08-25","latestIssueDate":"2017-01-24","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"842471","type":"Rental","status":"Expired","businessName":"Elite Property Development LLC","legalName":"Elite Property Development LLC","address":"2435 MONTROSE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-05-26","latestIssueDate":"2025-10-16","expirationDate":"2026-05-25","inactiveDate":null}],"licenseActivity":[{"number":"842471","type":"Rental","businessName":"Elite Property Development LLC","legalName":"Elite Property Development LLC","issuedDate":"2020-05-26","latestIssueDate":"2025-10-16","closureDate":"2026-05-25","expirationDate":"2026-05-25","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"382603","type":"Rental","businessName":"STEVEN CICERON","legalName":"STEVEN CICERON","issuedDate":"2006-08-25","latestIssueDate":"2017-01-24","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 59% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $260,900 to $415,300","no permit shown in 2019-2021"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 813263 (EXPIRED).","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":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 11, 2019.","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 4 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"}]}