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Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE. FOR USE AS THREE (3) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING). SIZE AND LOCATION AS SHOWN IN PLAN.","status":"Completed","outcome":"Granted with conditions","date":"2022-11-03","number":"ZP-2022-002843","relatedPermit":"ZP-2022-002843"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":15800,"taxable":15800,"land":8190,"improvement":7610,"taxableLand":8190,"taxableImprovement":7610,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":57700,"taxable":57700,"land":17310,"improvement":40390,"taxableLand":17310,"taxableImprovement":40390,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":57700,"taxable":57700,"land":17310,"improvement":40390,"taxableLand":17310,"taxableImprovement":40390,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":14700,"taxable":14700,"land":4410,"improvement":10290,"taxableLand":4410,"taxableImprovement":10290,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":15200,"taxable":15200,"land":4560,"improvement":10640,"taxableLand":4560,"taxableImprovement":10640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":15200,"taxable":15200,"land":4560,"improvement":10640,"taxableLand":4560,"taxableImprovement":10640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":15200,"taxable":15200,"land":4560,"improvement":10640,"taxableLand":4560,"taxableImprovement":10640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":49400,"taxable":49400,"land":9880,"improvement":39520,"taxableLand":9880,"taxableImprovement":39520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":49400,"taxable":49400,"land":9880,"improvement":39520,"taxableLand":9880,"taxableImprovement":39520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":78600,"taxable":78600,"land":15720,"improvement":62880,"taxableLand":15720,"taxableImprovement":62880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":78600,"taxable":78600,"land":15720,"improvement":62880,"taxableLand":15720,"taxableImprovement":62880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":37700,"taxable":37700,"land":37700,"improvement":0,"taxableLand":37700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1100,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"DP-2021-001913","date":"2021-09-24","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-11-23","scope":"For the complete demo of a SFD as part of the City of Philadelphia demolition program. *Add'l specs: Replace front sidealk. 1 stucco c/w 2131 N 29th St and erosion control mat with seed on lot to be completed by third party contractor"},{"number":"ZP-2022-002843","date":"2022-08-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."}],"storyTag":"Torn down & rebuilt","storyDelta":29,"timeline":[{"y":2021,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"demo"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"214135","type":"Rental","status":"Closed","businessName":"THOMAS MCCREARY","legalName":"THOMAS MCCREARY","address":"2129 N 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-11","latestIssueDate":"2008-03-18","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"781547","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"THOMAS MCCREARY","legalName":"THOMAS MCCREARY","address":"2129 N 21ST ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-06-27","latestIssueDate":"2018-06-27","expirationDate":"2019-06-26","inactiveDate":"2019-08-25"}],"licenseActivity":[{"number":"781547","type":"Vacant Residential Property / Lot","businessName":"THOMAS MCCREARY","legalName":"THOMAS MCCREARY","issuedDate":"2018-06-27","latestIssueDate":"2018-06-27","closureDate":"2019-08-25","expirationDate":"2019-06-26","inactiveDate":"2019-08-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214135","type":"Rental","businessName":"THOMAS MCCREARY","legalName":"THOMAS MCCREARY","issuedDate":"2004-06-11","latestIssueDate":"2008-03-18","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-002843: Completed · Granted with conditions; related permit ZP-2022-002843.","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":"violations","level":"attention","title":"4 open L&I violations","finding":"21 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"20 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Aug 11, 2025.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #781547: Inactive since Aug 25, 2019","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/"}],"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/"}]}