{"asOf":"2026-07-27T16:24:47.182Z","block":"1900-1999 N 24TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-n-24th-st","address":"1909 N 24TH ST","parcelNumber":"322143900","source":"https://property.phila.gov/?p=322143900","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"SANCTUARY FARM PHILADELPHIA","coOwner":null,"marketValue":203100,"landAssessment":40620,"improvementAssessment":162480,"livableArea":1748,"yearBuilt":1915,"lastSale":{"price":125000,"date":"2022-03-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"1483866","date":"2009-10-02","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1863468","date":"2010-10-21","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1863467","date":"2010-10-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"216427","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-10-05","completedDate":"2009-10-15","violations":[{"number":"1483866","date":"2009-10-02","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"256288","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-10-26","completedDate":null,"violations":[{"number":"1863468","date":"2010-10-21","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1863467","date":"2010-10-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2010,"n":2,"worst":null}],"investigations":[{"caseNumber":"216427","date":"2009-10-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"216427","date":"2009-10-14","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98403827828838,"lng":-75.1731361257595,"geom":{"type":"Polygon","coordinates":[[[-75.172976151,39.984035678],[-75.172983847,39.98400001],[-75.173292022,39.984038679],[-75.17328346,39.984077573],[-75.172976151,39.984035678]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":3,"stories":3,"lotArea":1247,"zoning":"RSA5","grade":"C","basement":"C","heater":"C","centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"252 CRICKET AVENUE, GLENSIDE PA, 19038","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the proposed use as Offices - Business and Professional in an existing attached structure.","status":"Completed","outcome":"Granted with conditions","date":"2023-06-26","number":"ZP-2022-013753","relatedPermit":"ZP-2022-013753"}],"taxYears":[{"year":2015,"total":113.55,"principal":0,"interest":2.51,"penalty":11.68},{"year":2016,"total":758.27,"principal":613.32,"interest":9.2,"penalty":6.13}],"taxNet":871.82,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":38100,"taxable":38100,"land":6110,"improvement":31990,"taxableLand":6110,"taxableImprovement":31990,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":38100,"taxable":38100,"land":5715,"improvement":32385,"taxableLand":5715,"taxableImprovement":32385,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":38100,"taxable":38100,"land":5715,"improvement":32385,"taxableLand":5715,"taxableImprovement":32385,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":43000,"taxable":43000,"land":6450,"improvement":36550,"taxableLand":6450,"taxableImprovement":36550,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":44400,"taxable":44400,"land":6660,"improvement":37740,"taxableLand":6660,"taxableImprovement":37740,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":44400,"taxable":44400,"land":6660,"improvement":37740,"taxableLand":6660,"taxableImprovement":37740,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":44400,"taxable":44400,"land":6660,"improvement":37740,"taxableLand":6660,"taxableImprovement":37740,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":76500,"taxable":76500,"land":15300,"improvement":61200,"taxableLand":15300,"taxableImprovement":61200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":76500,"taxable":76500,"land":15300,"improvement":61200,"taxableLand":15300,"taxableImprovement":61200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":110400,"taxable":110400,"land":22080,"improvement":88320,"taxableLand":22080,"taxableImprovement":88320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":110400,"taxable":110400,"land":22080,"improvement":88320,"taxableLand":22080,"taxableImprovement":88320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":203100,"taxable":203100,"land":40620,"improvement":162480,"taxableLand":40620,"taxableImprovement":162480,"exemptLand":0,"exemptImprovement":0}],"taxNow":1545,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-009509","date":"2023-09-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"EP-2023-009351","date":"2023-09-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-10","scope":"( Fishing permit ) Fishing Outlets and Switches and Install New Lights and Install Smoke Detector and Carbon Detector and Install New Grounding System AS Per NEC 2017"},{"number":"RP-2023-007978","date":"2023-11-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-06-20","scope":"For interior alterations to an existing attached single-family dwelling per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Basement to remain non-habitable, to be used for storage and utilities only."},{"number":"PP-2024-000890","date":"2024-01-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-14","scope":"(3) WC (3) LAV.SINK (1) BATHTUB (1) SHOWER (1) KITCHEN SINK"},{"number":"MP-2024-000470","date":"2024-03-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-20","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Installation of 2 1/2-ton heat pump with 5 kw heat kit, located in the rear side yard on the property. Install air handler in the basement, ductwork, and 8 diffusers."}],"storyTag":"Improved","storyDelta":0.4,"timeline":[{"y":2008,"k":"sale","p":89000},{"y":2009,"k":"viol","w":"L&I violation"},{"y":2009,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"sale","p":125000},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"438934","type":"Rental","status":"Inactive","businessName":"NAJLAH FORREST","legalName":"NAJLAH FORREST","address":"1909 N 24TH ST","revenueCode":"3202","rentalCategory":null,"units":1,"issuedDate":"2008-03-19","latestIssueDate":"2020-05-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"}],"licenseActivity":[{"number":"438934","type":"Rental","businessName":"NAJLAH FORREST","legalName":"NAJLAH FORREST","issuedDate":"2008-03-19","latestIssueDate":"2020-05-29","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 84% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $110,400 to $203,100","no permit shown in 2026-2028"],"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":"Appeal #ZP-2022-013753: Completed · Granted with conditions; related permit ZP-2022-013753.","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":"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 Oct 14, 2009.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 2 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/"},{"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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}