{"asOf":"2026-07-24T01:09:10.107Z","block":"2500-2599 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-n-front-st","address":"2513 N FRONT ST","parcelNumber":"311000018","source":"https://property.phila.gov/?p=311000018","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"25","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"LUU FAUSTINE MAI","coOwner":null,"marketValue":163300,"landAssessment":32660,"improvementAssessment":130640,"livableArea":2136,"yearBuilt":1875,"lastSale":{"price":75000,"date":"2016-12-28T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.988126465981566,"lng":-75.13125488270654,"geom":{"type":"Polygon","coordinates":[[[-75.131126713,39.988131748],[-75.131136164,39.988087778],[-75.131383,39.988121217],[-75.131373826,39.988165128],[-75.131126713,39.988131748]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-012625","type":"Fire Alarm Certification","inspectionDate":"2024-04-29","result":"Certified","expirationDate":"2025-04-29","buildingId":"1070201"},{"number":"BC-2025-011395","type":"Fire Alarm Certification","inspectionDate":"2025-04-29","result":"Certified","expirationDate":"2026-04-29","buildingId":"1070201"},{"number":"BC-2026-011672","type":"Fire Alarm Certification","inspectionDate":"2026-04-20","result":"Certified","expirationDate":"2027-04-20","buildingId":"1070201"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":6,"baths":null,"stories":3,"lotArea":1120,"zoning":"RM1","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"84-03 133 AVE, OZONE PARK NY, 11417","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":500000,"taxable":100000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":400000},{"y":2027,"v":163300,"taxable":32660,"land":32660,"improvement":130640,"taxableLand":32660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":130640}],"taxNow":1400,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1013016","date":"2020-02-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-24","scope":"FOR THE ERECTION OF AN ADDITION, CHANGE OF OCCUPANCY TO R-2, AND LEVEL III ALTERATIONS TO INLCUDE NEW PARTITIONS, DOORS, FINISHES, FIXTURES, AND FURNISHINGS AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR ALL MEP AND FIRE SUPPRESSION WORK. **IBC 2018**"},{"number":"FP-2020-001706","date":"2020-09-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-05-24","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE, BACKFLOW PREVENTER FOR AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2020-004293","date":"2020-10-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-17","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. *ROOFTOP UNITS PERMITTED IF INCLUDED IN APPROVED BUILDING PLANS*"},{"number":"PP-2020-009772","date":"2020-10-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-17","scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2020-007598","date":"2020-10-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-20","scope":"Wiring throughout the building. installing switches and receptacles, installing light fixtures, smoke alarms, wiring tv cable each room. Installing 300 amp service as per 2017 NEC. Wiring fire alarm system throughout the building, installing fire alarm panel, smoke detectors, horn strobes, pull station as per plans 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":36.5,"timeline":[{"y":2001,"k":"sale","p":2000},{"y":2002,"k":"sale","p":500},{"y":2003,"k":"sale","p":500},{"y":2005,"k":"sale","p":5000},{"y":2016,"k":"sale","p":75000},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"894734","type":"Rental","status":"Closed","businessName":"Faustine Mai Luu","legalName":"Faustine Mai Luu","address":"2513 N FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-05-11","latestIssueDate":"2022-05-11","expirationDate":"2023-05-10","inactiveDate":null}],"licenseActivity":[{"number":"894734","type":"Rental","businessName":"Faustine Mai Luu","legalName":"Faustine Mai Luu","issuedDate":"2022-05-11","latestIssueDate":"2022-05-11","closureDate":"2023-05-10","expirationDate":"2023-05-10","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"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":"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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 20, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}