{"asOf":"2026-07-25T07:55:04.068Z","block":"2500-2599 GRAYS FERRY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-grays-ferry-ave","address":"2521 GRAYS FERRY AVE","parcelNumber":"302317500","source":"https://property.phila.gov/?p=302317500","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"HINES JAMES H","coOwner":"MILDRED","marketValue":827500,"landAssessment":165500,"improvementAssessment":662000,"livableArea":2230,"yearBuilt":1925,"lastSale":{"price":1,"date":"1980-01-21T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941695667844165,"lng":-75.18505633194059,"geom":{"type":"Polygon","coordinates":[[[-75.184963592,39.941637771],[-75.184993718,39.941600306],[-75.185155675,39.9417614],[-75.185114348,39.941787138],[-75.184963592,39.941637771]]]},"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":1160,"zoning":"RSA5","grade":"C","basement":null,"heater":"A","centralAir":true,"extCond":"3","intCond":"2","garage":null,"homestead":true,"mail":"2521 GRAYS FERRY AVE, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) APPLICATION IS FOR A MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION\n\nThe permit for the above location cannot be issued because the p","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2023-05-04","number":"ZP-2022-007402","relatedPermit":"ZP-2022-007402"},{"type":"ZBA Permit Denial - Variance","grounds":"[PERMIT] FOR THE ERECTION OF A THIRD STORY ADDITION WITH ROOF DECK AND A ROOF DECK ACCESS STRUCTURE ABOVE AND REAR DECKS AT FIRST AND SECOND FLOOR LEVEL. FOR USE AS A MULTI-FAMILY (3) HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN IN APPLICAT","status":"Completed","outcome":"Granted with conditions","date":"2023-11-21","number":"ZP-2023-004706","relatedPermit":"ZP-2023-004706"}],"taxYears":[{"year":2015,"total":1128.33,"principal":832.14,"interest":87.37,"penalty":58.25},{"year":2016,"total":1036.36,"principal":869.27,"interest":13.04,"penalty":8.69}],"taxNet":2164.69,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":225600,"taxable":54000,"land":46632,"improvement":178968,"taxableLand":46632,"taxableImprovement":7368,"exemptLand":0,"exemptImprovement":171600},{"y":2017,"v":225600,"taxable":54000,"land":60235,"improvement":165365,"taxableLand":54000,"taxableImprovement":0,"exemptLand":6235,"exemptImprovement":165365},{"y":2018,"v":225600,"taxable":54000,"land":60235,"improvement":165365,"taxableLand":54000,"taxableImprovement":0,"exemptLand":6235,"exemptImprovement":165365},{"y":2019,"v":253400,"taxable":54000,"land":67658,"improvement":185742,"taxableLand":54000,"taxableImprovement":0,"exemptLand":13658,"exemptImprovement":185742},{"y":2020,"v":247600,"taxable":54000,"land":66109,"improvement":181491,"taxableLand":54000,"taxableImprovement":0,"exemptLand":12109,"exemptImprovement":181491},{"y":2021,"v":247600,"taxable":54000,"land":66109,"improvement":181491,"taxableLand":54000,"taxableImprovement":0,"exemptLand":12109,"exemptImprovement":181491},{"y":2022,"v":247600,"taxable":247600,"land":66109,"improvement":181491,"taxableLand":66109,"taxableImprovement":181491,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":395700,"taxable":395700,"land":79100,"improvement":316600,"taxableLand":79100,"taxableImprovement":316600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":395700,"taxable":315700,"land":79100,"improvement":316600,"taxableLand":79100,"taxableImprovement":236600,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":736700,"taxable":636700,"land":147340,"improvement":589360,"taxableLand":147340,"taxableImprovement":489360,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":736700,"taxable":636700,"land":147340,"improvement":589360,"taxableLand":147340,"taxableImprovement":489360,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":827500,"taxable":727500,"land":165500,"improvement":662000,"taxableLand":165500,"taxableImprovement":562000,"exemptLand":0,"exemptImprovement":100000}],"taxNow":8913,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-001694","date":"2021-05-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"APPLICATION IS FOR THIRD STORY ADDITION WITH ROOF DECK AND A ROOF ACCESS STRUCTURE ON AN EXISTING ATTACHED STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"RP-2021-008566","date":"2021-08-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"RENOVATION FOR TWO FAMILY HOUSEHOLD AND THE ERECTION OF A THIRD STORY ADDITION WITH ROOF DECK AND A ROOF ACCESS STRUCTURE ON AN EXISTING ATTACHED STRUCTURE. AMENDED PLANS SHOW NEW FRAMING AND CHANGE TO DECK."},{"number":"PP-2022-008566","date":"2022-06-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-04-14","scope":"Install piping and install finish fixtures for the following 1st fl- toilet, lav, shower, kitchen sink 2nd fl- toilet, lav, shower, kitchen sink 3rd fl- toilet, lav, shower, washer box, bar sink AS PER PPC 2018"},{"number":"MP-2022-004328","date":"2022-08-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (2 ton ducted heat pump unit for basement and first floor, 2 ton ducted heat pump unit for second floor, 2 ton ducted heat pump unit for third floor, ductwork and 21 registers)."},{"number":"FP-2022-002329","date":"2023-01-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF TWO ONE & HALF (1 ½”) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE. FOR A MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA13 D IN A 3-STORY STRUCTURE WITH PILOT HOUSE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"EP-2022-012519","date":"2023-01-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Wiring 3 apartments, outlets, switches, lights, 110v hard wired smoke alarms, Install 400 amp service, Install fire alarm w/ low frequency sound in all sleeping areas .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2023-011588","date":"2023-08-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install piping and install finish fixtures for the following Basement - (1) Washer box, (2) Water heater 1st Fl - (1) Toilet, (1) Lav, (1) Shower, (1) Kitchen sink 2nd Fl - (1) Toilet, (1) Lav, (1) Shower,(1) Kitchen sink, (1) Washer box 3rd Fl - (1) Water heater, (1) Toilet, (1) Lav, (1) Shower, (1) Washer box, (1) Bar sink 18 TOTAL FIXTURES"},{"number":"ZP-2023-004706","date":"2023-10-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of an addition (w/roof deck accessed by pilot house enclosing access stairs only, and decks at the rear 2nd/3rd floors) to an existing attached structure (with no change to existing building footprint), size and location as shown on plan/application."},{"number":"PP-2024-005197","date":"2024-04-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-06","scope":"Installation of (2) new 1.5\" Domestic combo water services from street to interior of building. Replacement of 5x4 curb trap, FAI, and 4\" main drain into building."},{"number":"ZP-2022-007402","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2023-06-05","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"sale","p":260000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"appeal","w":"Appeal withdrawn"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-007402: Dismissed / Withdrawn · Withdrawn; related permit ZP-2022-007402.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"7 permits not marked completed: RP-2021-008566 (Issued), PP-2022-008566 (Expired), MP-2022-004328 (Issued), FP-2022-002329 (Issued), EP-2022-012519 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}