{"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":"2136 E ARIZONA ST","parcelNumber":"313104900","source":"https://property.phila.gov/?p=313104900","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":"2134 E ARIZONA STREET QOZF LLC","coOwner":null,"marketValue":195400,"landAssessment":195400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":500000,"date":"2023-01-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"3966155","date":"2016-06-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3966154","date":"2016-06-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"537754","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-06-08","completedDate":"2016-07-25","violations":[{"number":"3966155","date":"2016-06-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3966154","date":"2016-06-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981373731087324,"lng":-75.1284738898996,"geom":null,"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":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"8 HANZEN COURT, NARBERTH PA, 19072","mailOut":true,"appeals":[],"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":31800,"taxable":31800,"land":31800,"improvement":0,"taxableLand":31800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":31800,"taxable":31800,"land":31800,"improvement":0,"taxableLand":31800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":312900,"taxable":312900,"land":312900,"improvement":0,"taxableLand":312900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":312900,"taxable":312900,"land":312900,"improvement":0,"taxableLand":312900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":195400,"taxable":195400,"land":195400,"improvement":0,"taxableLand":195400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":4380,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-014352","date":"2023-03-13","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-03","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) PARCEL \"PARCEL C\" FROM THREE(3) OPA ACCOUNTS ( 2136 E ARIZONA ST, 2135 E DAKOTA ST AND 2134 E ARIZONA ST ) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2023-003284","date":"2023-03-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURE ON LOT, FOR THE ERECTION OF AN ATTACHED STRUCTURE( NTE 45' HIGH) ( 7' ADDITIONAL HIGH USING MIXED INCOME HOUSING BONUS AS PER 14-702(7). ; ROOF DECK ACCESSED BY A PILOTHOUSE ( NTE 125 SF AREA ); FOR THE CREATION OF TWO(2) ACCESSORY PARKING SPACES INCLUDING WITH ONE(1) VAN ACCESSIBLE SPACE ACCESSED BY A REAR STREET SIZE AND LOCATION AS SHOWN IN THE APPLICATION.**AMENDED EXTEND FOR A PERIOD OF ONE YEAR PER SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE. A BUILDING PERMIT MUST BE OBTAINED BY 3/24/2027"}],"storyTag":"New construction","storyDelta":6.89,"timeline":[{"y":2002,"k":"sale","p":3800},{"y":2004,"k":"sale","p":30000},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"}],"rented":true,"licenses":[{"number":"276338","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DENNIS STEINER","legalName":"DENNIS STEINER","address":"2136 E ARIZONA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-07-30","latestIssueDate":"2004-07-30","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"540661","type":"Rental","status":"Closed","businessName":"ROBERT PHILLIPS (CHERYL LEVIN)","legalName":"ROBERT PHILLIPS","address":"2136 E ARIZONA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-08-09","latestIssueDate":"2020-09-08","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"937063","type":"Rental","status":"Active","businessName":"2134 E Arizona Street QOZF, LLC","legalName":"2134 E Arizona Street QOZF, LLC","address":"2136 E ARIZONA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-11-02","latestIssueDate":"2025-09-25","expirationDate":"2026-11-01","inactiveDate":null}],"licenseActivity":[{"number":"937063","type":"Rental","businessName":"2134 E Arizona Street QOZF, LLC","legalName":"2134 E Arizona Street QOZF, LLC","issuedDate":"2023-11-02","latestIssueDate":"2025-09-25","closureDate":null,"expirationDate":"2026-11-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"540661","type":"Rental","businessName":"ROBERT PHILLIPS (CHERYL LEVIN)","legalName":"ROBERT PHILLIPS","issuedDate":"2011-08-09","latestIssueDate":"2020-09-08","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"276338","type":"Vacant Residential Property / Lot","businessName":"DENNIS STEINER","legalName":"DENNIS STEINER","issuedDate":"2004-07-30","latestIssueDate":"2004-07-30","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 884% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $31,800 to $312,900","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":"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 (8 HANZEN COURT, NARBERTH PA, 19072).","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #276338: Inactive since Dec 22, 2012","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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/"}]}