{"asOf":"2026-07-26T07:51:07.526Z","block":"2500-2599 N WATER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-n-water-st","address":"2560 N WATER ST","parcelNumber":"311027300","source":"https://property.phila.gov/?p=311027300","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"NG RYAN ERNIE","coOwner":null,"marketValue":501600,"landAssessment":100320,"improvementAssessment":401280,"livableArea":1917,"yearBuilt":2020,"lastSale":{"price":400000,"date":"2022-04-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"847902","date":"2008-02-22","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"847901","date":"2008-02-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2888155","date":"2013-08-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":null,"resolutionDate":null,"resolution":null},{"number":"2888154","date":"2013-08-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":null,"resolutionDate":null,"resolution":null}],"violationCases":[{"number":"148030","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-02-22","completedDate":"2010-01-23","violations":[{"number":"847902","date":"2008-02-22","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"847901","date":"2008-02-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"395547","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-08-05","completedDate":null,"violations":[{"number":"2888155","date":"2013-08-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":null,"resolutionDate":null,"resolution":null},{"number":"2888154","date":"2013-08-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":null,"resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2013,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98884547350624,"lng":-75.1302042726817,"geom":{"type":"Polygon","coordinates":[[[-75.130082148,39.988846205],[-75.13008875,39.988813568],[-75.130326077,39.988844228],[-75.13031925,39.988877248],[-75.130082148,39.988846205]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":2,"stories":3,"lotArea":810,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"52 WILLIAM ST, NEW HYDE PARK NY, 11040","mailOut":true,"appeals":[],"taxYears":[{"year":2005,"total":98.06,"principal":30.41,"interest":30.56,"penalty":2.13},{"year":2007,"total":125.6,"principal":45.62,"interest":37.63,"penalty":3.19},{"year":2010,"total":111.07,"principal":45.62,"interest":25.32,"penalty":3.19},{"year":2011,"total":114.4,"principal":50.13,"interest":23.31,"penalty":3.51},{"year":2012,"total":112.36,"principal":52.06,"interest":19.52,"penalty":3.64},{"year":2013,"total":109.85,"principal":53.94,"interest":15.37,"penalty":3.78},{"year":2014,"total":105.81,"principal":70.89,"interest":13.82,"penalty":4.96},{"year":2015,"total":98.28,"principal":70.89,"interest":7.44,"penalty":4.96},{"year":2016,"total":80.46,"principal":74.05,"interest":1.12,"penalty":0.74}],"taxNet":955.89,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4600,"taxable":4600,"land":4600,"improvement":0,"taxableLand":4600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":4600,"taxable":4600,"land":4600,"improvement":0,"taxableLand":4600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":4600,"taxable":4600,"land":4600,"improvement":0,"taxableLand":4600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":4600,"taxable":4600,"land":4600,"improvement":0,"taxableLand":4600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4600,"taxable":4600,"land":4600,"improvement":0,"taxableLand":4600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4600,"taxable":4600,"land":4600,"improvement":0,"taxableLand":4600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4600,"taxable":4600,"land":4600,"improvement":0,"taxableLand":4600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":49900,"taxable":49900,"land":49900,"improvement":0,"taxableLand":49900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":49900,"taxable":49900,"land":49900,"improvement":0,"taxableLand":49900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":537000,"taxable":107400,"land":107400,"improvement":429600,"taxableLand":107400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":429600},{"y":2026,"v":537000,"taxable":107400,"land":107400,"improvement":429600,"taxableLand":107400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":429600},{"y":2027,"v":501600,"taxable":100320,"land":100320,"improvement":401280,"taxableLand":100320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":401280}],"taxNow":1503,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-001936","date":"2020-06-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-04-12","scope":"NEW (3) THREE STORY BUILDING FOR THE USE OF A SINGLE FAMILY DWELLING WITH CELLAR, PILOT HOUSE, AND ROOF DECK."},{"number":"RP-2020-014103","date":"2020-11-24","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-04-12","scope":"New (3) Story Single Family Dwelling with Cellar, Bay Window, Roof Deck and Pilot House."},{"number":"PP-2021-000624","date":"2021-01-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-24","scope":"Install 3 toilets' 3 lavs 3 tubs 1 kitchen sink 1 laundry 1 water heater 1 sump pump 1\" combined water service curb trap fai house drain PPC 2018"},{"number":"FP-2021-000017","date":"2021-01-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-07","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE 1-INCH COMBINED LINE AS PER APPROVED PLANS."},{"number":"MP-2021-001061","date":"2021-02-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-29","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. Install One 2000 CFM, 100,000 BTU Gas furnaces Exhausted via direct vent to the exterior (Side) install ductwork, grilles, registers and diffusers, installing One 5-Ton Coil & One 5 Ton 13 SEER A/C condenser located on a pad at the rear of the building. (SFD) (Bldg. Permit #RF-2020-014103)"},{"number":"EP-2021-005541","date":"2021-06-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-02","scope":"install 200amp service, wiring throughout, install light fixtures, install devices, switches, grounding system, smoke detectors as per 2014 nec"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2004,"k":"land","p":1000},{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"land","p":3000},{"y":2020,"k":"land","p":105000},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"sale","p":400000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 976% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $49,900 to $537,000","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"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 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"}]}