{"asOf":"2026-07-23T18:42:09.230Z","block":"2100-2199 E SUSQUEHANNA AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-e-susquehanna-ave","address":"2117 E SUSQUEHANNA AVE","parcelNumber":"313040500","source":"https://property.phila.gov/?p=313040500","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":"2117SUSQ LLC","coOwner":null,"marketValue":477600,"landAssessment":95520,"improvementAssessment":382080,"livableArea":2238,"yearBuilt":2013,"lastSale":{"price":1,"date":"2013-05-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"2631436","date":"2012-11-05","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2635907","date":"2012-11-05","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"351635","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-09-22","completedDate":"2012-12-14","violations":[{"number":"2631436","date":"2012-11-05","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"409497","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2635907","date":"2012-11-05","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null}],"investigations":[{"caseNumber":"351635","date":"2012-09-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"351635","date":"2012-11-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"351635","date":"2012-12-14","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.980837315913156,"lng":-75.13033480704173,"geom":{"type":"Polygon","coordinates":[[[-75.130441054,39.980810951],[-75.130264306,39.980903904],[-75.13022856,39.980863681],[-75.130405308,39.980770727],[-75.130441054,39.980810951]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":null,"stories":3,"lotArea":1065,"zoning":"RSA5","grade":"B-","basement":"A","heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"125 SANDS POINT RD, PORT WASHINGTON NY, 11050","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":318600,"taxable":12000,"land":12000,"improvement":306600,"taxableLand":12000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":306600},{"y":2017,"v":318600,"taxable":58718,"land":58718,"improvement":259882,"taxableLand":58718,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":259882},{"y":2018,"v":318600,"taxable":58718,"land":58718,"improvement":259882,"taxableLand":58718,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":259882},{"y":2019,"v":430300,"taxable":79304,"land":79304,"improvement":350996,"taxableLand":79304,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":350996},{"y":2020,"v":463700,"taxable":85460,"land":85460,"improvement":378240,"taxableLand":85460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":378240},{"y":2021,"v":463700,"taxable":85460,"land":85460,"improvement":378240,"taxableLand":85460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":378240},{"y":2022,"v":463700,"taxable":85460,"land":85460,"improvement":378240,"taxableLand":85460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":378240},{"y":2023,"v":566800,"taxable":113360,"land":113360,"improvement":453440,"taxableLand":113360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":453440},{"y":2024,"v":566800,"taxable":566800,"land":113360,"improvement":453440,"taxableLand":113360,"taxableImprovement":453440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":501500,"taxable":501500,"land":100300,"improvement":401200,"taxableLand":100300,"taxableImprovement":401200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":501500,"taxable":501500,"land":100300,"improvement":401200,"taxableLand":100300,"taxableImprovement":401200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":477600,"taxable":477600,"land":95520,"improvement":382080,"taxableLand":95520,"taxableImprovement":382080,"exemptLand":0,"exemptImprovement":0}],"taxNow":7020,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"402860","date":"2012-05-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-11","scope":"NEW CONSTRUCTION OF A 3 STORY ATTACHED THREE STORY SFD WITH FULL CELLAR AND FLAT ROOF."},{"number":"409497","date":"2012-06-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-02-27","scope":"FOR THE CONSTRUCTION OF A THREE STORY WOOD FRAMED STRUCTURE TO BE USED AS A SFD."},{"number":"419249","date":"2012-08-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-02-27","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM FOR RESIDENTIAL DWELLING, 13D, 1\""},{"number":"421232","date":"2012-08-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-20","scope":"INSTALL 1 HVAC UNIT (SFD)"},{"number":"422139","date":"2012-08-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-02-20","scope":"ROUGH & FINISH PLUMBING FOR 2 & 1/2 BATHROOMS, SUPPLY PIPE TO FIXTURES AND WASTE FROM FIXTURES, 1 KITCHEN SINK, 3 TOILETS, 1 BATHTUB, 1 SHOWER, 3 LAVS (SFD)"},{"number":"424656","date":"2012-09-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-09-08","scope":"2\" WATER DIST, 5\" TRAP, AND 5\" LATERAL(SFD)"},{"number":"425908","date":"2012-09-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW 200AMP SVC W/A 30 CIR PANEL,40 HH,40 OUTLETS,20 SW,40 SMOKES AS PER 2008 NEC (SFD)"},{"number":"861233","date":"2018-03-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2018-11-07","scope":"1\" WATER SERVICE PA20180811147(SFD)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"New construction"},{"y":2012,"k":"land","p":45000},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"594442","type":"Rental","status":"Inactive","businessName":"RICHARD SPINELLI","legalName":"RICHARD SPINELLI","address":"2117 E SUSQUEHANNA AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-05-23","latestIssueDate":"2022-05-19","expirationDate":"2023-02-28","inactiveDate":"2023-04-29"}],"licenseActivity":[{"number":"594442","type":"Rental","businessName":"RICHARD SPINELLI","legalName":"RICHARD SPINELLI","issuedDate":"2013-05-23","latestIssueDate":"2022-05-19","closureDate":"2023-04-29","expirationDate":"2023-02-28","inactiveDate":"2023-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #402860: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 425908 (Issued), 861233 (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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 14, 2012.","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":"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 2 historical violations across 2 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/"},{"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"}]}