{"asOf":"2026-07-28T21:11:05.358Z","block":"2500-2599 EMERALD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-emerald-st","address":"2563 EMERALD ST","parcelNumber":"311085100","source":"https://property.phila.gov/?p=311085100","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"PHAMILY PHLIPS LLC","coOwner":null,"marketValue":242500,"landAssessment":48500,"improvementAssessment":194000,"livableArea":1425,"yearBuilt":1875,"lastSale":{"price":165000,"date":"2022-08-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-060901","date":"2022-08-15","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - PERMIT 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ADMINISTRATIVELY"},{"number":"VI-2023-009563","date":"2023-02-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-009564","date":"2023-02-10","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-009565","date":"2023-02-10","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-099773","date":"2025-12-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2026-02-18","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-100335","date":"2025-12-31","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2026-02-18","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2022-083084","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-15","completedDate":"2023-06-15","violations":[{"number":"VI-2022-060901","date":"2022-08-15","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060902","date":"2022-08-15","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060903","date":"2022-08-15","code":"PM15-305.1(A)","title":"INTERIOR COMPONENT DETERIORATED","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060904","date":"2022-08-15","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-060905","date":"2022-08-15","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-012370","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-14","completedDate":"2024-11-16","violations":[{"number":"VI-2023-009562","date":"2023-02-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-009563","date":"2023-02-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-009564","date":"2023-02-10","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-009565","date":"2023-02-10","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-137037","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-26","completedDate":"2026-02-18","violations":[{"number":"VI-2025-099773","date":"2025-12-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2026-02-18","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-100335","date":"2025-12-31","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2026-02-18","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2022,"n":5,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":4,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-083084","date":"2022-08-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-083084","date":"2022-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-012370","date":"2023-02-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-083084","date":"2023-06-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-012370","date":"2024-11-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-137037","date":"2025-12-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-137037","date":"2025-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-137037","date":"2026-02-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98646906065901,"lng":-75.12582024739754,"geom":{"type":"Polygon","coordinates":[[[-75.12576295,39.986439142],[-75.12574371,39.986416441],[-75.125784212,39.986394911],[-75.125897429,39.986520416],[-75.12585524,39.986542728],[-75.12576295,39.986439142]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":4,"baths":1,"stories":3,"lotArea":770,"zoning":"RSA5","grade":"C","basement":"J","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6 FLAGSTONE DR, SICKLERVILLE NJ, 08081","mailOut":true,"appeals":[],"taxYears":[{"year":2015,"total":36.36,"principal":0,"interest":0,"penalty":0},{"year":2016,"total":784.51,"principal":637.47,"interest":9.56,"penalty":6.37}],"taxNet":820.87,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":109500,"taxable":39600,"land":7931,"improvement":101569,"taxableLand":7931,"taxableImprovement":31669,"exemptLand":0,"exemptImprovement":69900},{"y":2017,"v":109500,"taxable":39600,"land":25623,"improvement":83877,"taxableLand":25623,"taxableImprovement":13977,"exemptLand":0,"exemptImprovement":69900},{"y":2018,"v":109500,"taxable":39600,"land":25623,"improvement":83877,"taxableLand":25623,"taxableImprovement":13977,"exemptLand":0,"exemptImprovement":69900},{"y":2019,"v":155900,"taxable":39600,"land":36481,"improvement":119419,"taxableLand":36481,"taxableImprovement":3119,"exemptLand":0,"exemptImprovement":116300},{"y":2020,"v":168000,"taxable":39600,"land":39312,"improvement":128688,"taxableLand":39312,"taxableImprovement":288,"exemptLand":0,"exemptImprovement":128400},{"y":2021,"v":168000,"taxable":39600,"land":39312,"improvement":128688,"taxableLand":39312,"taxableImprovement":288,"exemptLand":0,"exemptImprovement":128400},{"y":2022,"v":168000,"taxable":39600,"land":39312,"improvement":128688,"taxableLand":39312,"taxableImprovement":288,"exemptLand":0,"exemptImprovement":128400},{"y":2023,"v":226700,"taxable":226700,"land":45340,"improvement":181360,"taxableLand":45340,"taxableImprovement":181360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":226700,"taxable":226700,"land":45340,"improvement":181360,"taxableLand":45340,"taxableImprovement":181360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":261200,"taxable":261200,"land":52200,"improvement":209000,"taxableLand":52200,"taxableImprovement":209000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":261200,"taxable":261200,"land":52200,"improvement":209000,"taxableLand":52200,"taxableImprovement":209000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":242500,"taxable":242500,"land":48500,"improvement":194000,"taxableLand":48500,"taxableImprovement":194000,"exemptLand":0,"exemptImprovement":0}],"taxNow":3656,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2022-010934","date":"2022-11-25","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-06-22","scope":"MAKE SAFE PERMIT- For structural repairs throughout per plans. to resolve case CF-2022-083084. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case CF-2022-083084.In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.” For structural repairs throughout per plans."},{"number":"EP-2024-000247","date":"2024-01-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-21","scope":"Install outlets, switches, lights, gfi's smokes and carbons throughout 100 amp service is existing All wires are fished AS PER NEC 2017"},{"number":"PP-2024-001919","date":"2024-02-08","work":"Bathroom & Kitchen Remodel","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2024-09-12","scope":"2.5 bathrooms, install 3 toilets, 3 vanities, 2 showers, 1 kitchen & 1 standpipe."},{"number":"ZP-2024-001404","date":"2024-07-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-02-06","scope":"FOR THE ERECTION OF THE THIRD-FLOOR REAR ADDITION AND A ROOF DECK OVER ONE (1) STORY PORTION OF AN EXISTING THREE (3) STORY SINGLE FAMILY DWELLING. SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"RP-2024-005665","date":"2024-07-14","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-02-06","scope":"For Interior Alterations, Rear Third Floor Addition & Rear 1st Floor Roof Deck (42\" Parapet) to an Existing 3 Story, Single Family Dwelling. NO EXCAVATIONS OR DIGGING PERMITED IN THE BASEMENT."},{"number":"MP-2024-001030","date":"2024-09-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-06","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. duct install throughout house 9 registers for supply 3 registers for return 80k btu furnace and 3 ton AC"},{"number":"PP-2024-012992","date":"2024-09-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-06","scope":"2.5 BATHROOMS, INSTALL 3 TOILETS, 3 VANITIES, 2 SHOWERS, 1 KITCHEN"}],"storyTag":"New construction","storyDelta":0.1,"timeline":[{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Bathroom & Kitchen Remodel"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2024-001919 (Cancelled).","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 11 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 18, 2026.","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/"}],"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"}]}