{"asOf":"2026-07-29T20:03:47.566Z","block":"2500-2599 EMERY ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-emery-st","address":"2510 EMERY ST","parcelNumber":"312200800","source":"https://property.phila.gov/?p=312200800","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":"LEE KANGHEE","coOwner":null,"marketValue":436400,"landAssessment":87280,"improvementAssessment":349120,"livableArea":1476,"yearBuilt":2021,"lastSale":{"price":390000,"date":"2021-12-08T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97497383152643,"lng":-75.1178647839835,"geom":{"type":"Polygon","coordinates":[[[-75.117930146,39.975002801],[-75.117875047,39.975031311],[-75.117799487,39.974945463],[-75.117855113,39.974915821],[-75.117930146,39.975002801]]]},"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":583,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2510 EMERY ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS\nSTRUCTURE (NOT AN EXEMPT APPURTENANCE). FOR USE AS SINGLE FAMILY DWELLING\n(HOUSEHOLD LIVING). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS.","status":"OPEN","outcome":"Granted","date":"2019-03-13","number":"35914","relatedPermit":"914511"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4800,"taxable":4800,"land":4800,"improvement":0,"taxableLand":4800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":15800,"taxable":15800,"land":15800,"improvement":0,"taxableLand":15800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":15800,"taxable":15800,"land":15800,"improvement":0,"taxableLand":15800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":15800,"taxable":15800,"land":15800,"improvement":0,"taxableLand":15800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":15800,"taxable":15800,"land":15800,"improvement":0,"taxableLand":15800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":15800,"taxable":15800,"land":15800,"improvement":0,"taxableLand":15800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":15800,"taxable":15800,"land":15800,"improvement":0,"taxableLand":15800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":414700,"taxable":82900,"land":82900,"improvement":331800,"taxableLand":82900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":331800},{"y":2026,"v":414700,"taxable":82900,"land":82900,"improvement":331800,"taxableLand":82900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":331800},{"y":2027,"v":436400,"taxable":87280,"land":87280,"improvement":349120,"taxableLand":87280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":349120}],"taxNow":1160,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"914511","date":"2019-04-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-04-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (NOT AN EXEMPT APPURTENANCE). SIZE AND LOCATION AS SHOWN IN APPLICATION AND PLAN. FOR USE AS SINGLE FAMILY DWELLING (HOUSEHOLD LIVING)."},{"number":"989441","date":"2019-07-03","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-07-20","scope":"FOR THE CONSTRUCTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH CELLAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS PER PLANS."},{"number":"1016259","date":"2019-10-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-20","scope":"200AMP SERVICE COMPLETE AND WIRE THROUGHOUT SWITCHES, OUTLETS, LIGHT FIXTURES & SMOKE DETECTORS & TV/PHONE AS PER NEC 2014 EAST DISTRICT"},{"number":"1036592","date":"2019-12-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-15","scope":"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. NEW DUCTWORK. INSTALL A HEATPUMP UNIT WITH AIR HANDLES 3 TON. *NO ROOFTOP UNIT*"},{"number":"1051621","date":"2020-02-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-20","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2020-002491","date":"2020-07-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-15","scope":"For Exterior Plumbing to include CURB TRAP, FRESH AIR INLET, BUILDING DRAIN, and 1\" WATER SERVICE as per 2018 Philadelphia Plumbing Code."},{"number":"ZP-2023-008073","date":"2023-08-14","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":"land","p":46000},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"sale","p":390000},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"930870","type":"Limited Lodging Operator","status":"Active","businessName":"Kanghee Lee","legalName":"Kanghee Lee","address":"2510 EMERY ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-08-14","latestIssueDate":"2025-08-28","expirationDate":"2026-08-13","inactiveDate":null}],"licenseActivity":[{"number":"930870","type":"Limited Lodging Operator","businessName":"Kanghee Lee","legalName":"Kanghee Lee","issuedDate":"2023-08-14","latestIssueDate":"2025-08-28","closureDate":null,"expirationDate":"2026-08-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","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 2023"],"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 2862% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $14,000 to $414,700","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 #35914: OPEN · Granted; related permit 914511. Use permit #914511: 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":"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"}]}