{"asOf":"2026-07-23T23:03:10.054Z","block":"2100-2199 E HAGERT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-e-hagert-st","address":"2123 E HAGERT ST","parcelNumber":"313206500","source":"https://property.phila.gov/?p=313206500","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":"MANTON STREET PROPERTY INVESTMENTS LLC","coOwner":null,"marketValue":92400,"landAssessment":92400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2021-12-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"4360930","date":"2017-06-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT 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CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"663442","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-11-10","completedDate":"2018-12-11","violations":[{"number":"4871095","date":"2018-11-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4871094","date":"2018-11-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2018,"n":4,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98271849931796,"lng":-75.12686632597422,"geom":{"type":"Polygon","coordinates":[[[-75.126779562,39.982754082],[-75.126923891,39.982667479],[-75.126947241,39.982695562],[-75.126795715,39.982773134],[-75.126779562,39.982754082]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2020-000119","type":"Sprinkler Certification","inspectionDate":"2020-06-03","result":"Certified","expirationDate":"2021-06-03","buildingId":"1546178"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":612,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2675 E CUMBERLAND ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6400,"taxable":6400,"land":6400,"improvement":0,"taxableLand":6400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":22100,"taxable":22100,"land":22100,"improvement":0,"taxableLand":22100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":22100,"taxable":22100,"land":22100,"improvement":0,"taxableLand":22100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":22100,"taxable":22100,"land":22100,"improvement":0,"taxableLand":22100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":22100,"taxable":22100,"land":22100,"improvement":0,"taxableLand":22100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":22100,"taxable":22100,"land":22100,"improvement":0,"taxableLand":22100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":22100,"taxable":22100,"land":22100,"improvement":0,"taxableLand":22100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":21100,"taxable":21100,"land":21100,"improvement":0,"taxableLand":21100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":21100,"taxable":21100,"land":21100,"improvement":0,"taxableLand":21100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":85000,"taxable":85000,"land":85000,"improvement":0,"taxableLand":85000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":85000,"taxable":85000,"land":85000,"improvement":0,"taxableLand":85000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":92400,"taxable":92400,"land":92400,"improvement":0,"taxableLand":92400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1190,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"745693","date":"2017-03-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-24","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN. STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"745694","date":"2017-03-24","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-04-28","scope":"FOR THE ERECTION OF A THREE STORY STRUCTURE FOR USE A SINGLE FAMILY DWELLING. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK.A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8.5 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"1011989","date":"2019-09-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-05","scope":"200AMP SERVICE COMPLETE AND WIRE THROUGHOUT SWITCHES, OUTLETS, LIGHT FIXTURES & SMOKE DETECTORS AS PER NEC 2008"},{"number":"1018180","date":"2019-10-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-28","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"},{"number":"1025825","date":"2019-11-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-28","scope":"INSTALL 11 FIXTURES AS PER 2004 PPC"},{"number":"FP-2020-001425","date":"2020-10-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-28","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13D (using a new 1\" combined fire/domestic service line) 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#745694 for new construction permit."}],"storyTag":"New construction","storyDelta":6.55,"timeline":[{"y":2007,"k":"sale","p":5500},{"y":2013,"k":"sale","p":41500},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 303% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $21,100 to $85,000","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 #745693: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 3, 2021","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 6 historical violations across 3 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/"}]}