{"asOf":"2026-07-24T04:38:39.740Z","block":"2200-2299 E HAGERT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-e-hagert-st","address":"2214 E HAGERT ST","parcelNumber":"313194504","source":"https://property.phila.gov/?p=313194504","ownerType":"absentee","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":"RUSHMORE MICHAEL H","coOwner":null,"marketValue":733900,"landAssessment":146780,"improvementAssessment":587120,"livableArea":2400,"yearBuilt":2021,"lastSale":{"price":729000,"date":"2021-12-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-051353","date":"2020-12-02","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051354","date":"2020-12-02","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051355","date":"2020-12-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2020-085380","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-06","completedDate":"2021-01-15","violations":[{"number":"VI-2020-051353","date":"2020-12-02","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051354","date":"2020-12-02","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051355","date":"2020-12-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2020,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2020-085380","date":"2020-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085380","date":"2021-01-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98052405807318,"lng":-75.12545936674019,"geom":{"type":"Polygon","coordinates":[[[-75.125617563,39.980472336],[-75.125332233,39.980618627],[-75.125298568,39.980579769],[-75.125579965,39.980429534],[-75.125617563,39.980472336]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":3,"stories":3,"lotArea":1657,"zoning":"RSA5","grade":null,"basement":null,"heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":720000,"taxable":144000,"land":144000,"improvement":576000,"taxableLand":144000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576000},{"y":2024,"v":720000,"taxable":144000,"land":144000,"improvement":576000,"taxableLand":144000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576000},{"y":2025,"v":723600,"taxable":144720,"land":144720,"improvement":578880,"taxableLand":144720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":578880},{"y":2026,"v":723600,"taxable":144720,"land":144720,"improvement":578880,"taxableLand":144720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":578880},{"y":2027,"v":733900,"taxable":146780,"land":146780,"improvement":587120,"taxableLand":146780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":587120}],"taxNow":2026,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"985979","date":"2019-06-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-07-22","scope":"RUN NEW CONVENIENCE OUTLET CIRCUITS ADD RECESSED LIGHTING ADD COUNTER TO OUTLET GFCI CURIOUS ADD SWITCHES & REPLACE SERVICE AS PER 2014 NEC"},{"number":"1013039","date":"2019-10-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-01-30","scope":"FOR THE CONSTRUCTION/ALTERATIONS THROUGHOUT BASEMENT INCLUDING EXCAVATION AT FRONT SIDEWALK TO CONSTRUCT NEW EGRESS WELL W/ GRATE, REPAIR SIDEWALK, REPLACE EXISTING BASEMENT SLAB W/ 4\"CONCRETE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. AS PER PLANS."},{"number":"1033094","date":"2020-02-07","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-12-17","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER WORK. UNDERPINNING IS PART OF THIS PERMIT.BUILDING TO BE SPRINKERED IN ACCORDANCE WITH MINMUM 13D SYSTEM. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. Amend - 1-2-2020 - Amending special inspection engineer"},{"number":"FP-2021-000113","date":"2021-02-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-12-17","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13D (using a new 1\" combined fire/domestic service line as per PWD Utility Plan dated 8/13/2019) throughout a new three (3) story attached structure (w/roof deck and pilot house) to be used as Group R-3 (SFD), as per plans and hydraulic calculations; see AP#1033094 for new construction permit."},{"number":"PP-2020-014107","date":"2021-03-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-15","scope":"3 WATER CLOSETS; 5 LAVS; 3 BATHTUBS; 1 SHOWER; 1 KITCHEN SINK; 1 WASHER BOX; 1 HOT WATER HEATER; 1 LAUNDRY SINK; PEX AND PVC THROUGHOUT; 1\" RFSS; CURB TRAPS AND MAIN DRAINS"},{"number":"EP-2021-003800","date":"2021-04-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-28","scope":"Install 200a, 120/240v service. Install 40 circuit main breaker. Install all wiring throughout SFD, Install cable tv wiring AS PER NEC 2014"},{"number":"MP-2021-002518","date":"2021-04-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-12-15","scope":"INSTALLATION OF (2) 40,000 BTU GAS FURNACE WITH 2 TON AC CONDENSERS AND ALL REQUIRED DUCT WORK A TOTAL OF (16)DIFFUSERS/REGISTERS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"land","p":170000},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":729000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 985979 (Expired), 1013039 (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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 15, 2021.","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 and appears related-party/family-held.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 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/"},{"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"}]}