{"asOf":"2026-07-24T03:52:06.322Z","block":"2100-2199 E ARIZONA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-e-arizona-st","address":"2124 E ARIZONA ST","parcelNumber":"313104401","source":"https://property.phila.gov/?p=313104401","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":"PHILLIPS ROBERT","coOwner":"LEVIN CHERYL","marketValue":99500,"landAssessment":99500,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":34500,"date":"2011-03-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"2657533","date":"2012-12-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2657532","date":"2012-12-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3679196","date":"2015-08-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3679197","date":"2015-08-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3966146","date":"2016-06-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3966147","date":"2016-06-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4044096","date":"2016-08-10","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4210004","date":"2017-01-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4210003","date":"2017-01-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-020475","date":"2022-03-26","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-06-12","resolution":"COMPLIED - 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PERMIT OBTAINED"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"549582","date":"2016-08-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"549582","date":"2016-10-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-025078","date":"2022-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025078","date":"2022-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025078","date":"2022-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025078","date":"2022-07-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025078","date":"2025-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025078","date":"2026-06-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":1},{"y":2022,"fails":4,"passes":0},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981604651558676,"lng":-75.12868150867324,"geom":{"type":"Polygon","coordinates":[[[-75.128795547,39.981514782],[-75.128830733,39.981555402],[-75.12856771,39.98169441],[-75.12853165,39.98165472],[-75.128795547,39.981514782]]]},"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":1602,"zoning":"ICMX","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"131 UPLAND TER, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE ONE(1) LOT  FROM TWO(2) OPA ACCOUNTS( 2124 E ARIZONA ST AND 2126 E ARIZONA STREET) AS FOLLOWS:\n\nFOR THE ERECTION OF TWO(2) DETACHED STRUCTRES ON LOT AS FOLLOWS:\nSTRUCTURE # 1: FOR THE ERECTION OF AN A","status":"OPEN","outcome":"Granted","date":"2019-10-16","number":"37390","relatedPermit":"1002096"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":18100,"taxable":18100,"land":18100,"improvement":0,"taxableLand":18100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":33700,"taxable":33700,"land":33700,"improvement":0,"taxableLand":33700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":269500,"taxable":269500,"land":269500,"improvement":0,"taxableLand":269500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":269500,"taxable":269500,"land":269500,"improvement":0,"taxableLand":269500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":99500,"taxable":99500,"land":99500,"improvement":0,"taxableLand":99500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3772,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"717990","date":"2016-12-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-12-08","scope":"FOR THE LEGALIZATION OF A SEMI-DETACHED STORAGE CONTAINER ON AN OTHERWISE VACANT LOT, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS WAREHOUSE."},{"number":"1002096","date":"2019-12-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-12-09","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) LOT FROM TWO(2) OPA ACCOUNTS( 2124 E ARIZONA ST AND 2126 E ARIZONA STREET). SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"1040656","date":"2020-01-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-30","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURES ( BUILDING# 1,BUILDING# 2 AND BUILDING# 3);ROOF DECKS ACCESSED BY A PILOTHOUSES ( BUILDING# 1,BUILDING# 2 AND BUILDING# 3) FOR A MULTI-FAMILY HOUSEHOLD LIVING (TOTAL SIX(6) UNITS ON LOT)FROM FIRST FLOOR THROUGH FOURTH(4TH) FLOORS .SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"ZP-2022-007846","date":"2022-06-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Wholesale, Distribution, and Storage - Equipment and Materials Storage Yards and Buildings"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Zoning"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 700% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $33,700 to $269,500","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":"Use permit #717990: COMPLETED. The history also contains “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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 12, 2026.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 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/"}]}