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EXISTING USE AS SINGLE FAMILY HOUSEHOLD LIVING TO REMAIN. SIZE AND LOCATION AS SHOWN ON P","status":"OPEN","outcome":"Granted with conditions","date":"2019-05-01","number":"35082","relatedPermit":"891765"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":51800,"taxable":51800,"land":8117,"improvement":43683,"taxableLand":8117,"taxableImprovement":43683,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":51800,"taxable":51800,"land":11054,"improvement":40746,"taxableLand":11054,"taxableImprovement":40746,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":51800,"taxable":51800,"land":11054,"improvement":40746,"taxableLand":11054,"taxableImprovement":40746,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":95200,"taxable":95200,"land":20315,"improvement":74885,"taxableLand":20315,"taxableImprovement":74885,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":102500,"taxable":102500,"land":21873,"improvement":80627,"taxableLand":21873,"taxableImprovement":80627,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":102500,"taxable":102500,"land":21873,"improvement":80627,"taxableLand":21873,"taxableImprovement":80627,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":102500,"taxable":102500,"land":21873,"improvement":80627,"taxableLand":21873,"taxableImprovement":80627,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":119800,"taxable":119800,"land":23900,"improvement":95900,"taxableLand":23900,"taxableImprovement":95900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":119800,"taxable":119800,"land":23900,"improvement":95900,"taxableLand":23900,"taxableImprovement":95900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":478800,"taxable":478800,"land":95760,"improvement":383040,"taxableLand":95760,"taxableImprovement":383040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":478800,"taxable":478800,"land":95760,"improvement":383040,"taxableLand":95760,"taxableImprovement":383040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":455600,"taxable":455600,"land":91120,"improvement":364480,"taxableLand":91120,"taxableImprovement":364480,"exemptLand":0,"exemptImprovement":0}],"taxNow":6702,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"891765","date":"2019-06-06","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-06-06","scope":"FOR THE ERECTION OF A THIRD FLOOR ADDITION AND FOR THE ERECTION OF A ROOF DECK AND ROOF DECK ACCESS STRUCTURE ON AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS/ APPLICATION. EXISTING USE OF SINGLE FAMILY HOUSEHOLD LIVING TO REMAIN."},{"number":"958974","date":"2019-11-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-12-14","scope":"FOR INTERIOR ALTERATION; REPLACE THE RISERS AND TREADS AND USE EXISTING HANDRAILS. REMOVE EXISTING ROOF AND ADD THIRD FLOOR BEDROOM AN FIBERGLASS ROOFTOP DECK.FOR DETAILS, SEE PLAN. * SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND MECHANICAL.*"},{"number":"1029078","date":"2019-11-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-30","scope":"INSTALL TWO 60,000 BTU 95% FURNACE WITHA 2 TON A COIL AND CONDENSER WITH DUCT WORK, ONE UNIT IN BASEMENT,ONE UNIT ON 3RD FL"},{"number":"1031391","date":"2019-12-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-24","scope":"Wire throughout with 200amp service, 40 outlets, 40 switches and 50 lights"},{"number":"1033469","date":"2019-12-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-30","scope":"DRAIN & WATER LINES TO FIXTURES 3-TOILETS, 3-LAVS, 1-SHOWER, 1-TUB, 1-KITCHEN SINK, 1-WASHER BOX THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"New construction","storyDelta":101.5,"timeline":[{"y":2018,"k":"viol","w":"4 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2019,"k":"appeal","w":"Appeal granted with conditions"},{"y":2019,"k":"permit","w":"Zoning"},{"y":2019,"k":"viol","w":"7 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 6 failed, 2 passed"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"sale","p":410000}],"rented":false,"licenses":[{"number":"244375","type":"Rental","status":"Closed","businessName":"MILTON FISHER","legalName":"MILTON FISHER","address":"2325 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-23","latestIssueDate":"2003-03-23","expirationDate":"2004-02-29","inactiveDate":null},{"number":"269049","type":"Rental","status":"Closed","businessName":"PETER SIENKO","legalName":"PETER SIENKO","address":"2325 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-07-30","latestIssueDate":"2012-11-09","expirationDate":"2013-02-28","inactiveDate":null},{"number":"817896","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"NONEXCIDET INVESTMENT GROUP","legalName":"NONEXCIDET INVESTMENT GROUP ","address":"2325 EMERALD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-07-12","latestIssueDate":"2019-07-12","expirationDate":"2020-07-11","inactiveDate":"2020-09-09"}],"licenseActivity":[{"number":"817896","type":"Vacant Residential Property / Lot","businessName":"NONEXCIDET INVESTMENT GROUP","legalName":"NONEXCIDET INVESTMENT GROUP ","issuedDate":"2019-07-12","latestIssueDate":"2019-07-12","closureDate":"2020-09-09","expirationDate":"2020-07-11","inactiveDate":"2020-09-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"269049","type":"Rental","businessName":"PETER SIENKO","legalName":"PETER SIENKO","issuedDate":"2004-07-30","latestIssueDate":"2012-11-09","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"244375","type":"Rental","businessName":"MILTON FISHER","legalName":"MILTON FISHER","issuedDate":"2003-03-23","latestIssueDate":"2003-03-23","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 300% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $119,800 to $478,800","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35082: OPEN · Granted with conditions; related permit 891765.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 8, 2020.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #817896: Inactive since Sep 9, 2020","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 6 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. 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"}]}