{"asOf":"2026-07-25T01:34:07.418Z","block":"2000-2099 ABIGAIL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-abigail-st","address":"2017 ABIGAIL ST","parcelNumber":"313022100","source":"https://property.phila.gov/?p=313022100","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"COUSINS SUSQUEHANNA LLC","coOwner":null,"marketValue":90800,"landAssessment":90800,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2020-02-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"2783699","date":"2013-05-06","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2783698","date":"2013-05-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3021842","date":"2013-05-14","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-036747","date":"2022-05-25","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-053242","date":"2024-06-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-07-18","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"378996","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-05-06","completedDate":"2013-05-23","violations":[{"number":"2783699","date":"2013-05-06","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2783698","date":"2013-05-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"380549","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-05-14","completedDate":"2014-03-25","violations":[{"number":"3021842","date":"2013-05-14","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-049372","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-25","completedDate":"2022-06-13","violations":[{"number":"VI-2022-036747","date":"2022-05-25","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-06-10","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-068081","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-27","completedDate":"2024-07-18","violations":[{"number":"VI-2024-053242","date":"2024-06-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-07-18","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2013,"n":3,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"380549","date":"2013-05-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"380549","date":"2013-11-29","type":"BC INSP","status":"FAILED"},{"caseNumber":"380549","date":"2014-03-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2022-049372","date":"2022-05-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049372","date":"2022-06-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-068081","date":"2024-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-068081","date":"2024-07-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98153559318827,"lng":-75.13169795479297,"geom":{"type":"Polygon","coordinates":[[[-75.131790389,39.981508475],[-75.131630624,39.981591351],[-75.131605521,39.981562711],[-75.131765285,39.981479835],[-75.131790389,39.981508475]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":678,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1943 N 6TH ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"PROPERTY OWNER DENIES THAT THE CITED USE IS OCCURING IN AN ILLEGAL MANNER.","status":"OPEN","outcome":"MOOT","date":"2014-03-19","number":"20688","relatedPermit":"380549"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7600,"taxable":7600,"land":7600,"improvement":0,"taxableLand":7600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":39800,"taxable":39800,"land":39800,"improvement":0,"taxableLand":39800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":39800,"taxable":39800,"land":39800,"improvement":0,"taxableLand":39800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":39800,"taxable":39800,"land":39800,"improvement":0,"taxableLand":39800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":39800,"taxable":39800,"land":39800,"improvement":0,"taxableLand":39800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":39800,"taxable":39800,"land":39800,"improvement":0,"taxableLand":39800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":39800,"taxable":39800,"land":39800,"improvement":0,"taxableLand":39800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":18600,"taxable":18600,"land":18600,"improvement":0,"taxableLand":18600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":18600,"taxable":18600,"land":18600,"improvement":0,"taxableLand":18600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":132200,"taxable":132200,"land":132200,"improvement":0,"taxableLand":132200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":132200,"taxable":132200,"land":132200,"improvement":0,"taxableLand":132200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":90800,"taxable":90800,"land":90800,"improvement":0,"taxableLand":90800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1851,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"494396","date":"2014-01-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-01-29","scope":"FOR THE DOCUMENTATION OF AN EXISTING LOADING SPACE TO PROVIDE ACCESS TO AN EXISTING WAREHOUSE AT CORAL STREET."},{"number":"ZP-2022-011585","date":"2022-12-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRCUTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE, SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"SP-2023-000897","date":"2023-12-19","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2026-04-15","scope":"FOR EXCAVATION ONLY. SEPARATE PERMITS REQUIRED FOR BUILDING."},{"number":"RP-2023-003907","date":"2024-03-23","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2026-04-15","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEOTECH REPORT. (UNDERPINNING NOT A PART OF THIS PERMIT). SEPARATE PERMITS REQUIRED FOR SPRINKLER (NFPA 13D) WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C/O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. AMENDMENT # 1: AMEND TO REVISE LATERAL BRACING DESIGN IN THE STRUCTURAL PLANS AND CLARIFY PROPOSED FOOTINGS AT THE LEVEL OF ADJACENT FOOTINGS PER FIELD CONDITIONS."},{"number":"EP-2023-012378","date":"2024-07-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2026-04-15","scope":"Electrical Permit for combo RP-2023-003907"},{"number":"MP-2023-005578","date":"2024-08-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-04-15","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-003907"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"appeal","w":"Appeal moot"},{"y":2014,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #20688: OPEN · MOOT; related permit 380549. Use permit #494396: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: SP-2023-000897 (Expired), RP-2023-003907 (Expired), EP-2023-012378 (Expired), MP-2023-005578 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 18, 2024.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 4 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/"}]}