{"asOf":"2026-07-25T01:34:07.418Z","block":"2000-2099 ABIGAIL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-abigail-st","address":"2021 ABIGAIL ST","parcelNumber":"313022300","source":"https://property.phila.gov/?p=313022300","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":92100,"landAssessment":92100,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2020-02-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"2783670","date":"2013-05-06","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2783669","date":"2013-05-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3528068","date":"2015-04-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3528067","date":"2015-04-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211992094","date":"2020-02-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":"2020-05-19","resolution":"COMPLIED - 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BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-074116","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-22","completedDate":"2025-10-08","violations":[{"number":"VI-2025-053703","date":"2025-07-22","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-22","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2020,"n":3,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"724865","date":"2020-05-20","type":null,"status":"FAILED"},{"caseNumber":"724865","date":"2020-05-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-025051","date":"2020-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-025051","date":"2020-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049377","date":"2022-05-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049377","date":"2022-10-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049377","date":"2022-10-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-074116","date":"2025-07-22","type":null,"status":null}],"inspYears":[{"y":2020,"fails":3,"passes":1},{"y":2022,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9814775540649,"lng":-75.1316470809438,"geom":{"type":"Polygon","coordinates":[[[-75.131579585,39.981533122],[-75.131554811,39.981504862],[-75.131714577,39.981421985],[-75.13173935,39.981450248],[-75.131579585,39.981533122]]]},"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":688,"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":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7700,"taxable":7700,"land":7700,"improvement":0,"taxableLand":7700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":40300,"taxable":40300,"land":40300,"improvement":0,"taxableLand":40300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":18700,"taxable":18700,"land":18700,"improvement":0,"taxableLand":18700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":18700,"taxable":18700,"land":18700,"improvement":0,"taxableLand":18700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":133000,"taxable":133000,"land":133000,"improvement":0,"taxableLand":133000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":133000,"taxable":133000,"land":133000,"improvement":0,"taxableLand":133000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":92100,"taxable":92100,"land":92100,"improvement":0,"taxableLand":92100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1862,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2022-011625","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":"RP-2023-003921","date":"2023-11-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2026-03-18","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. EXCAVATION PERMIT, MUST BE ISSUED PRIOR TO THE START OF WORK. SP-2023-000994 must be issued first before work can start on this permit. **AMENDED 8/27/24-Amend framing plans for revisions to bracing all revisions noted on attached plans ***"},{"number":"SP-2023-000994","date":"2023-12-19","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2026-03-18","scope":"Site / Utility Permit for RP-2023-003921"},{"number":"FP-2024-000144","date":"2024-02-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-03-18","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-2023-014555","date":"2024-05-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-19","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-003921"},{"number":"PP-2023-014557","date":"2024-05-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-03-18","scope":"Plumbing Permit (Interior) for combo RP-2023-003921"},{"number":"PP-2023-014556","date":"2024-05-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-19","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-003921"},{"number":"EP-2023-010234","date":"2024-07-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2026-03-18","scope":"Electrical Permit for combo RP-2023-003921"},{"number":"MP-2023-004656","date":"2024-08-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-03-18","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-003921"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[{"number":"594103","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"FOZAN EHMEDI","legalName":"FOZAN EHMEDI","address":"2021 ABIGAIL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-05-20","latestIssueDate":"2018-02-21","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"}],"licenseActivity":[{"number":"594103","type":"Vacant Residential Property / Lot","businessName":"FOZAN EHMEDI","legalName":"FOZAN EHMEDI","issuedDate":"2013-05-20","latestIssueDate":"2018-02-21","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["8 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":"6 permits not marked completed: RP-2023-003921 (Expired), SP-2023-000994 (Expired), FP-2024-000144 (Expired), PP-2023-014557 (Expired), EP-2023-010234 (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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 22, 2025.","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":"2 fire/suppression-related permits 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #594103: Inactive since Apr 29, 2019","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":"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 9 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/"}]}