{"asOf":"2026-07-26T15:41:50.510Z","block":"2600-2699 RITTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-ritter-st","address":"2618 RITTER ST","parcelNumber":"312054000","source":"https://property.phila.gov/?p=312054000","ownerType":"owner-occupied","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":"PATEL MAYANK","coOwner":null,"marketValue":459900,"landAssessment":91980,"improvementAssessment":367920,"livableArea":1536,"yearBuilt":2021,"lastSale":{"price":429500,"date":"2021-03-05T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98071844690964,"lng":-75.11935927739304,"geom":{"type":"Polygon","coordinates":[[[-75.119296781,39.980688317],[-75.119345251,39.980663171],[-75.119422327,39.980747348],[-75.1193716,39.980773667],[-75.119296781,39.980688317]]]},"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":680,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2618 RITTER ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9600,"taxable":9600,"land":9600,"improvement":0,"taxableLand":9600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":19700,"taxable":19700,"land":19700,"improvement":0,"taxableLand":19700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":19700,"taxable":19700,"land":19700,"improvement":0,"taxableLand":19700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":440100,"taxable":88000,"land":88000,"improvement":352100,"taxableLand":88000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":352100},{"y":2026,"v":440100,"taxable":88000,"land":88000,"improvement":352100,"taxableLand":88000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":352100},{"y":2027,"v":459900,"taxable":91980,"land":91980,"improvement":367920,"taxableLand":91980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":367920}],"taxNow":1232,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"840855","date":"2018-03-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"ERECTION OF NEW, ATTACHED, THREE STORY CELLAR SINGLE FAMILY DWELLING."},{"number":"951895","date":"2019-09-17","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-01-13","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING TO INCLUDE A ROOF TOP ACCESS TOWER FOR MECHANICAL AND STRUCTURAL ACCESS ONLY.FOR THE USE AS A SINGLE FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS FOR MEPS WORK.*2009 IRC* Amendment to the building permit to s change the second floor rear office double window to sliding door with 42\" guard rail as per approved plans."},{"number":"1020593","date":"2019-11-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-13","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13D, WITH A ONE-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1034779","date":"2019-12-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-03-05","scope":"NEW HOUSE DRAIN HOUSE TRAP FAI WDP INTO BLDG AS PER 2018"},{"number":"1036109","date":"2019-12-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-13","scope":"2 1/2 BATHS, 1-KITCHEN SINK, 1-LAUNDRY & WATER HEATER & INSIDE HOUSE DRAIN THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1056316","date":"2020-03-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-13","scope":"INSTALL GAS HEATER 92%, COIL AND AC WITH NEW DUCT WORK AS PER EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"1057343","date":"2020-03-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-29","scope":"200AMP SERVICE AND REWIRE THROUGHOUT SWITCHES, OUTLETS, LIGHT FIXTURES & SMOKE DETECTORS AND TV/PHONE AS PER NEC EAST DISTRICT"},{"number":"ZP-2022-012933","date":"2022-12-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"sale","p":429500},{"y":2022,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"913552","type":"Limited Lodging Operator","status":"Inactive","businessName":"Mayank Patel","legalName":"Mayank Patel","address":"2618 RITTER ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2022-12-30","latestIssueDate":"2022-12-30","expirationDate":"2023-12-29","inactiveDate":"2024-02-27"}],"licenseActivity":[{"number":"913552","type":"Limited Lodging Operator","businessName":"Mayank Patel","legalName":"Mayank Patel","issuedDate":"2022-12-30","latestIssueDate":"2022-12-30","closureDate":"2024-02-27","expirationDate":"2023-12-29","inactiveDate":"2024-02-27","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 2134% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $19,700 to $440,100","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":"Use permit #840855: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #913552: Inactive since Feb 27, 2024","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":"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/"}],"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"}]}