{"asOf":"2026-07-26T11:40:34.908Z","block":"2100-2199 E DAUPHIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-e-dauphin-st","address":"2103 E DAUPHIN ST","parcelNumber":"313085100","source":"https://property.phila.gov/?p=313085100","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"J PRESTON ROSS HOLDINGS L","coOwner":null,"marketValue":456800,"landAssessment":91360,"improvementAssessment":365440,"livableArea":1738,"yearBuilt":2014,"lastSale":{"price":1,"date":"2013-08-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"2566469","date":"2012-09-06","code":"CP-01","title":"CLIP VIOLATION 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SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-11-05","completedDate":"2013-10-15","violations":[{"number":"2694121","date":"2012-11-02","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2694120","date":"2012-11-02","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2694119","date":"2012-11-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2694118","date":"2013-01-09","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2694117","date":"2013-01-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"386424","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2013-06-18","completedDate":"2013-07-05","violations":[{"number":"2830708","date":"2013-06-13","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"443216","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2771738","date":"2013-04-16","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":5,"worst":null},{"y":2013,"n":4,"worst":null}],"investigations":[{"caseNumber":"358155","date":"2012-11-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"358155","date":"2012-12-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"358155","date":"2013-01-18","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"358155","date":"2013-04-23","type":"PRECOURT","status":"PASSED"},{"caseNumber":"386424","date":"2013-06-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"386424","date":"2013-07-05","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98183564081505,"lng":-75.12947300156476,"geom":{"type":"Polygon","coordinates":[[[-75.129362024,39.981872881],[-75.129551008,39.981768789],[-75.129580878,39.981802194],[-75.129389725,39.981903319],[-75.129362024,39.981872881]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":3,"stories":2,"lotArea":647,"zoning":"RSA5","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 2036, HADDONFIELD NJ, 08033","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE (3) STORY (NTE 35') ATTACHED STRUCTURE WITH CELLAR FOR USE AS A TWO (2)  FAMILY DWELLING.","status":"CLOSED","outcome":"Denied","date":"2012-02-15","number":"16783","relatedPermit":"376097"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7300,"taxable":7300,"land":7300,"improvement":0,"taxableLand":7300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":325000,"taxable":58500,"land":58500,"improvement":266500,"taxableLand":58500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":266500},{"y":2018,"v":325000,"taxable":58500,"land":58500,"improvement":266500,"taxableLand":58500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":266500},{"y":2019,"v":223200,"taxable":40176,"land":40176,"improvement":183024,"taxableLand":40176,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":183024},{"y":2020,"v":420300,"taxable":77461,"land":77461,"improvement":342839,"taxableLand":77461,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":342839},{"y":2021,"v":420300,"taxable":77461,"land":77461,"improvement":342839,"taxableLand":77461,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":342839},{"y":2022,"v":420300,"taxable":77461,"land":77461,"improvement":342839,"taxableLand":77461,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":342839},{"y":2023,"v":512600,"taxable":102520,"land":102520,"improvement":410080,"taxableLand":102520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":410080},{"y":2024,"v":512600,"taxable":307560,"land":102520,"improvement":410080,"taxableLand":102520,"taxableImprovement":205040,"exemptLand":0,"exemptImprovement":205040},{"y":2025,"v":452800,"taxable":452800,"land":90560,"improvement":362240,"taxableLand":90560,"taxableImprovement":362240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":452800,"taxable":452800,"land":90560,"improvement":362240,"taxableLand":90560,"taxableImprovement":362240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":456800,"taxable":456800,"land":91360,"improvement":365440,"taxableLand":91360,"taxableImprovement":365440,"exemptLand":0,"exemptImprovement":0}],"taxNow":6338,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"443214","date":"2013-01-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-01-04","scope":"CONSTRUCTION OF A NEW 3 STORY SINGLE FAMILY DWELLING"},{"number":"443216","date":"2013-01-04","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-07-05","scope":"CONSTRUCTION OF A NEW 3 STORY SINGLE FAMILY DWELLING - ADDITIONAL PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, HVAC, AND SUPPRESSION"},{"number":"452282","date":"2013-02-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-05","scope":"5\" SEWER WITH CURB TRAP 1\" WATER SERVICE 5 TOILETS, 3 TUBS/SHOWER 6 LAVS, 1 KITCHEN SINK, AND 1 WASHER BOX ROUGH IN AND FINISH"},{"number":"458462","date":"2013-03-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-05","scope":"INSTALLATION OF THE NEW HVAC SYSTEM GIBSON HIGH EFFICIENCY GAS FURNACE 90,000BTU WITH GIBSON 3 TON COOLING SYSTEM 410 A REFRIGERANT WITH ALL NECESSARY DUCTWORK. ** AUTHORIZATION FROM INSPECTOR REQUIRED BEFORE WORK STARTS. **"},{"number":"460124","date":"2013-03-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-09","scope":"INSTALL 200AMP SERVICE, 32 LIGHTS, 17 SWITCHES & POWER FOR A/C UNIT & 1 HEATER AS PER 2008 NEC (SFD)"},{"number":"455191","date":"2013-04-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-07-05","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM IN ACCORDANCE OF NFPA 13D WITH A 1\" COMBINED LINE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2003,"k":"land","p":1500},{"y":2012,"k":"appeal","w":"Appeal denied"},{"y":2012,"k":"viol","w":"5 L&I violations"},{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"New construction"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"viol","w":"4 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":true,"licenses":[{"number":"609251","type":"Rental","status":"Active","businessName":"JOHN ROSS","legalName":"JOHN ROSS","address":"2103 E DAUPHIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-10-31","latestIssueDate":"2026-02-24","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"609251","type":"Rental","businessName":"JOHN ROSS","legalName":"JOHN ROSS","issuedDate":"2013-10-31","latestIssueDate":"2026-02-24","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 88% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $223,200 to $420,300","no permit shown in 2019-2021"],"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 #16783: CLOSED · Denied; related permit 376097. Use permit #443214: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 2036, HADDONFIELD NJ, 08033).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 5, 2013.","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 9 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/"},{"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"}]}