{"asOf":"2026-07-29T23:53:43.210Z","block":"2500-2599 MONTROSE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-montrose-st","address":"2533 MONTROSE ST","parcelNumber":"302204200","source":"https://property.phila.gov/?p=302204200","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P50","buildingCodeNew":"25","buildingClass":"ROW W/GAR 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"KELLY JESSICA M","coOwner":"MASUR SAMUEL","marketValue":733100,"landAssessment":146620,"improvementAssessment":586480,"livableArea":1870,"yearBuilt":2013,"lastSale":{"price":699000,"date":"2022-04-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"559160","date":"2007-05-01","code":"CP-01","title":"CLIP VIOLATION 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LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-10-11","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"110997","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-05-01","completedDate":"2010-02-24","noticeUrl":null,"violations":[{"number":"559160","date":"2007-05-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-02-24","underAppeal":false,"noticeUrl":null},{"number":"559161","date":"2007-05-01","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-02-24","underAppeal":false,"noticeUrl":null}]},{"number":"205321","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-07-03","completedDate":"2012-10-11","noticeUrl":null,"violations":[{"number":"1380983","date":"2009-07-03","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-10-11","underAppeal":false,"noticeUrl":null},{"number":"1380982","date":"2009-07-03","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-10-11","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2009,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94207294161054,"lng":-75.18558972758915,"geom":{"type":"Polygon","coordinates":[[[-75.18554816,39.942151942],[-75.185581984,39.941987916],[-75.185631294,39.94199394],[-75.185597472,39.942157966],[-75.18554816,39.942151942]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":1,"lotArea":840,"zoning":"RM1","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":1,"homestead":true,"mail":"2533 MONTROSE ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT/ CERTIFICATE FOR THE ERECTION OF A THREE(3) STORY ATTACHED STRUCTURE, WITH PARTIAL CELLAR, WITH PILOT HOUSE FOR ACCESS TO A ROOF DECK, WITH INTERIOR OFF STREET PARKING FOR ONE AUTOMOBILE ALL FOR USE AS A SINGLE FAMILY DWELLING.","status":"CLOSED","outcome":"Granted with conditions","date":"2012-05-08","number":"17544","relatedPermit":"393820"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":26500,"taxable":26500,"land":26500,"improvement":0,"taxableLand":26500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":523300,"taxable":130825,"land":130825,"improvement":392475,"taxableLand":130825,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392475},{"y":2018,"v":523300,"taxable":130825,"land":130825,"improvement":392475,"taxableLand":130825,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392475},{"y":2019,"v":570000,"taxable":142500,"land":142500,"improvement":427500,"taxableLand":142500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":427500},{"y":2020,"v":557100,"taxable":141308,"land":141308,"improvement":415792,"taxableLand":141308,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":415792},{"y":2021,"v":557100,"taxable":141308,"land":141308,"improvement":415792,"taxableLand":141308,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":415792},{"y":2022,"v":557100,"taxable":141308,"land":141308,"improvement":415792,"taxableLand":141308,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":415792},{"y":2023,"v":699000,"taxable":512600,"land":139800,"improvement":559200,"taxableLand":139800,"taxableImprovement":372800,"exemptLand":0,"exemptImprovement":186400},{"y":2024,"v":699000,"taxable":619000,"land":139800,"improvement":559200,"taxableLand":139800,"taxableImprovement":479200,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":712700,"taxable":612700,"land":142540,"improvement":570160,"taxableLand":142540,"taxableImprovement":470160,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":712700,"taxable":612700,"land":142540,"improvement":570160,"taxableLand":142540,"taxableImprovement":470160,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":733100,"taxable":633100,"land":146620,"improvement":586480,"taxableLand":146620,"taxableImprovement":486480,"exemptLand":0,"exemptImprovement":100000}],"taxNow":8577,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"393820","date":"2012-05-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-25","scope":"NEW CONSTRUCTION OF A 3 STORY WOOD FRAMED SFD WITH (1) OFF STREET PARKING , (1) INTERIOR GARAGE AND FULL CELLAR."},{"number":"412166","date":"2012-07-27","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-04-02","scope":"NEW CONSTRUCTION OF A 3 STORY WOOD FRAMED SFD WITH FLAT ROOF AND FULL CELLAR."},{"number":"429614","date":"2012-09-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-02","scope":"3 TOILETS, 3 LAVS, 2 SHOWERS, 1 KITCHEN SINK, 1 WASHER BOX PEX & PVC THROUGHOUT (SFD)"},{"number":"430815","date":"2012-11-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-04-02","scope":"FOR THE INSTALLATION OF A (1-1/4\") INCH COMBINED FIRE SERVICE LINE WITH A WATER METER FOR A SINGLE FAMILY DWELLING; INSTALLATION OF FIRE SUPRESSION SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D."},{"number":"439769","date":"2012-11-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-04","scope":"NEW 200 A SERVICE PHONE & TV WIRING, INTERCOM SYSTEM, 15-LIGHT FIXTURES, DEVICES 35-OUTLETS & 23-SWITCHES & 7-SMOKE DETECTORS AS PER NEC 2008 (SFD)"},{"number":"439900","date":"2012-11-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-02","scope":"INSTALLATION OF 1 HVAC UNIT (INCLUDING DUCTWORK)."},{"number":"441018","date":"2012-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-12-07","scope":"INSTALL A 1 1/2\" DUAL COPPER WATER SERVICE , 4\" MAIN DRAIN AND NEW 5\" LATERAL(SFD)"}],"storyTag":"New construction","storyDelta":0.63,"timeline":[{"y":2007,"k":"viol","w":"2 L&I violations"},{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"appeal","w":"Appeal granted with conditions"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"New construction"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2013,"k":"sale","p":430000},{"y":2022,"k":"sale","p":699000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 25% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $557,100 to $699,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17544: CLOSED · Granted with conditions; related permit 393820. Use permit #393820: 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":"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 4 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.","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"}]}