{"asOf":"2026-07-25T14:41:38.173Z","block":"2500-2599 E ALBERT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-e-albert-st","address":"2523 E ALBERT ST","parcelNumber":"314213620","source":"https://property.phila.gov/?p=314213620","ownerType":"owner-occupied","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":"FRUMAN JON","coOwner":"KERCHER KATHERINE","marketValue":394700,"landAssessment":78940,"improvementAssessment":315760,"livableArea":1560,"yearBuilt":2016,"lastSale":{"price":451000,"date":"2021-05-11T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97899173983705,"lng":-75.11757472729634,"geom":{"type":"Polygon","coordinates":[[[-75.117540168,39.978912854],[-75.117656663,39.979046116],[-75.117609287,39.979070626],[-75.117492792,39.978937364],[-75.117540168,39.978912854]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":2,"stories":2,"lotArea":936,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2523 E ALBERT ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":350000,"taxable":77000,"land":77000,"improvement":273000,"taxableLand":77000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":273000},{"y":2020,"v":377100,"taxable":82962,"land":82962,"improvement":294138,"taxableLand":82962,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":294138},{"y":2021,"v":377100,"taxable":82962,"land":82962,"improvement":294138,"taxableLand":82962,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":294138},{"y":2022,"v":377100,"taxable":82962,"land":82962,"improvement":294138,"taxableLand":82962,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":294138},{"y":2023,"v":406200,"taxable":81240,"land":81240,"improvement":324960,"taxableLand":81240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":324960},{"y":2024,"v":406200,"taxable":81240,"land":81240,"improvement":324960,"taxableLand":81240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":324960},{"y":2025,"v":495300,"taxable":99060,"land":99060,"improvement":396240,"taxableLand":99060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":396240},{"y":2026,"v":495300,"taxable":99060,"land":99060,"improvement":396240,"taxableLand":99060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":396240},{"y":2027,"v":394700,"taxable":368387,"land":78940,"improvement":315760,"taxableLand":78940,"taxableImprovement":289447,"exemptLand":0,"exemptImprovement":26313}],"taxNow":1387,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"661512","date":"2016-01-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-01-08","scope":"FOR THE ERECRION OF AN ATTACHED STRUCTURE ( NTE 38 FT HIGH) ; PILOT HOUSE ACCESSED TO ROOF DECK ONLY FOR A SINGLE FAMILY HOUSEHOLD LIVING WITH ONE(1) OFF-STREET PARKING SPACE FOR ONE(1) CAR ACCESSED BY A SHEAR DRIVEWAY ( 20' WIDE ) AT REAR .SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"693487","date":"2016-05-23","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-01-19","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE WITH PILOT HOUSE, ROOF DECK, AND ACCESSORY PARKING SPACE. FOR USE AS A SINGLE FAMILY DWELLING UNIT. SHARED DRIVEWAY AMONG 10 PROPERTIES. ENTIRE BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. SEE AP#668225 FOR PLANS AND SUPPLEMENTAL DOCUMENTS"},{"number":"707099","date":"2016-07-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-19","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"},{"number":"718128","date":"2016-08-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-19","scope":"INSTALL 200AMP MAIN SERVICED INSTALL 40 CIRCUIT MB PANEL. INSTALL ALL WIRING THORUGHOUT INSTALL 120V SMOKES AND CO DETECTORS THROUGHOUT SFD AS PER 2008 NEC."},{"number":"713700","date":"2016-09-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-01-19","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13D TO INCLUDE A 1-INCH DIAMETER COMBINED SERVICE LINE."},{"number":"720788","date":"2016-09-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-19","scope":"ROUGH PLUMBING 2 TOILETS, 2 LAVS, 1 TUB, 1 SHOWER, 1 KITCHEN SINK, 1 WASHER.CURB TRAP, FAI, 5\" LATERAL, 1\" DOMESTIC WATER SERVICE (SFD)PA20162522151 SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"sale","p":377500}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #661512: 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":"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/"}],"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"}]}