{"asOf":"2026-07-31T03:22:19.278Z","block":"2500-2599 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-n-front-st","address":"2515 N FRONT ST","parcelNumber":"311010000","source":"https://property.phila.gov/?p=311010000","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"22","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"LUU FAUSTINE MAI","coOwner":null,"marketValue":687200,"landAssessment":137440,"improvementAssessment":549760,"livableArea":2220,"yearBuilt":2021,"lastSale":{"price":32500,"date":"2016-12-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"3958454","date":"2016-06-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-06-02","underAppeal":false,"noticeUrl":null},{"number":"3958455","date":"2016-06-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-06-02","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"536616","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-06-02","completedDate":null,"noticeUrl":null,"violations":[{"number":"3958454","date":"2016-06-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-06-02","underAppeal":false,"noticeUrl":null},{"number":"3958455","date":"2016-06-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-06-02","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"13404","date":"2003-07-30","type":"L_INITIAL","status":"FAILED"},{"caseNumber":"54447","date":"2006-02-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"70615","date":"2006-07-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"54447","date":"2007-05-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"70615","date":"2010-06-15","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2003,"fails":1,"passes":0},{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":0,"passes":1},{"y":2010,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98817035024945,"lng":-75.13124560781503,"geom":{"type":"Polygon","coordinates":[[[-75.131126713,39.988131748],[-75.131373826,39.988165128],[-75.131364695,39.988208993],[-75.131117188,39.988175506],[-75.131126713,39.988131748]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-012626","type":"Fire Alarm Certification","inspectionDate":"2024-04-29","result":"Certified","expirationDate":"2025-04-29","buildingId":"3000329"},{"number":"BC-2025-011396","type":"Fire Alarm Certification","inspectionDate":"2025-04-29","result":"Certified","expirationDate":"2026-04-29","buildingId":"3000329"},{"number":"BC-2026-011673","type":"Fire Alarm Certification","inspectionDate":"2026-04-20","result":"Certified","expirationDate":"2027-04-20","buildingId":"3000329"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":5,"baths":null,"stories":3,"lotArea":1120,"zoning":"RM1","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","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":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4000,"taxable":4000,"land":4000,"improvement":0,"taxableLand":4000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":500000,"taxable":100000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":400000},{"y":2024,"v":500000,"taxable":100000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":400000},{"y":2025,"v":500000,"taxable":100000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":400000},{"y":2026,"v":500000,"taxable":100000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":400000},{"y":2027,"v":687200,"taxable":137440,"land":137440,"improvement":549760,"taxableLand":137440,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":549760}],"taxNow":1400,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"886979","date":"2018-07-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-25","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (HEIGHT NTE 38 FEET) WITH PILOTHOUSE (HEIGHT NTE 10 FEET; AREA NTE 90 SF; FOR ACCESS STAIRS ONLY) TO ACCESS ROOF DECK WITH 42-INCH GUARD RAILS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. FOR USE AS HOUSEHOLD LIVING (THREE (3) DWELLING UNITS)."},{"number":"FP-2020-001705","date":"2020-10-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-05-10","scope":"FOR THE INSTALLATION OF TWO (2) INCH FIRE SERVICE LINE WITH TWO (2) INCH BACKFLOW PREVENTERS AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT REQUIRED FOR ANY OTHER WORK."},{"number":"MP-2020-004294","date":"2020-10-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-10","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":"EP-2020-007599","date":"2020-10-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-05-10","scope":"install a 300 amp service, (3) 150 amp panels and feeders to units, (1) 60 amp house panel, wiring throughout install lights, switches, receptacles, wiring hvac equipment. install a fire alarm system throughout as per the 2017 nec & 2016 nfpa-72."},{"number":"PP-2020-010511","date":"2020-11-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-02","scope":"Install (3) Tubs, (3) toilets, (3) Lavs, (2) Washer, (3) Kitchen Sink. Install house drain, house trap, FAI, stack, (2) hot water heater & (3) 1” CW"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2006,"k":"insp","w":"Inspection failed ×2"},{"y":2007,"k":"land","p":1000},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2008,"k":"land","p":2000},{"y":2010,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"land","p":32500},{"y":2018,"k":"permit","w":"Zoning/use"},{"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"}],"rented":false,"licenses":[{"number":"887945","type":"Rental","status":"Closed","businessName":"Faustine M Luu","legalName":"Faustine M Luu","address":"2515 N FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-02-17","latestIssueDate":"2022-02-17","expirationDate":"2023-02-16","inactiveDate":"2023-04-17"}],"licenseActivity":[{"number":"887945","type":"Rental","businessName":"Faustine M Luu","legalName":"Faustine M Luu","issuedDate":"2022-02-17","latestIssueDate":"2022-02-17","closureDate":"2023-04-17","expirationDate":"2023-02-16","inactiveDate":"2023-04-17","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 37% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $500,000 to $687,200","no permit shown in 2026-2028"],"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":"Use permit #886979: 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 15, 2010.","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":"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":"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/"},{"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/"},{"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"}]}