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84315","mailOut":true,"appeals":[],"taxYears":[{"year":1994,"total":590.5,"principal":76.03,"interest":144.84,"penalty":5.32},{"year":1995,"total":264.18,"principal":69.94,"interest":129.04,"penalty":4.9},{"year":1996,"total":259.22,"principal":69.94,"interest":124.84,"penalty":4.9},{"year":1997,"total":254.27,"principal":69.94,"interest":120.64,"penalty":4.9},{"year":1998,"total":246.84,"principal":69.94,"interest":114.35,"penalty":4.9},{"year":1999,"total":239.41,"principal":69.94,"interest":108.05,"penalty":4.9},{"year":2000,"total":231.99,"principal":69.94,"interest":101.76,"penalty":4.9},{"year":2001,"total":556.63,"principal":185.51,"interest":253.22,"penalty":12.99},{"year":2002,"total":595.82,"principal":206.79,"interest":263.66,"penalty":14.48},{"year":2003,"total":751.88,"principal":273.7,"interest":324.33,"penalty":19.16},{"year":2004,"total":722.82,"principal":273.7,"interest":299.7,"penalty":19.16},{"year":2005,"total":693.76,"principal":273.7,"interest":275.07,"penalty":19.16},{"year":2006,"total":664.68,"principal":273.7,"interest":250.43,"penalty":19.16},{"year":2007,"total":635.62,"principal":273.7,"interest":225.8,"penalty":19.16},{"year":2008,"total":651.9,"principal":294.99,"interest":216.82,"penalty":20.65},{"year":2009,"total":620.57,"principal":294.99,"interest":190.27,"penalty":20.65},{"year":2010,"total":589.24,"principal":294.99,"interest":163.72,"penalty":20.65},{"year":2011,"total":610.82,"principal":324.2,"interest":150.75,"penalty":22.69},{"year":2012,"total":597.69,"principal":336.69,"interest":126.26,"penalty":23.57},{"year":2013,"total":581.27,"principal":348.78,"interest":99.41,"penalty":24.41},{"year":2014,"total":410.53,"principal":206.49,"interest":40.27,"penalty":14.45},{"year":2015,"total":388.6,"principal":206.49,"interest":21.68,"penalty":14.45},{"year":2016,"total":315.78,"principal":206.05,"interest":3.1,"penalty":2.06}],"taxNet":11474.02,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12800,"taxable":12800,"land":4089,"improvement":8711,"taxableLand":4089,"taxableImprovement":8711,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":12800,"taxable":12800,"land":6656,"improvement":6144,"taxableLand":6656,"taxableImprovement":6144,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":12800,"taxable":12800,"land":6656,"improvement":6144,"taxableLand":6656,"taxableImprovement":6144,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":11300,"taxable":11300,"land":5876,"improvement":5424,"taxableLand":5876,"taxableImprovement":5424,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":11600,"taxable":11600,"land":6032,"improvement":5568,"taxableLand":6032,"taxableImprovement":5568,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":11600,"taxable":11600,"land":6032,"improvement":5568,"taxableLand":6032,"taxableImprovement":5568,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":11600,"taxable":11600,"land":6032,"improvement":5568,"taxableLand":6032,"taxableImprovement":5568,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":31400,"taxable":31400,"land":6280,"improvement":25120,"taxableLand":6280,"taxableImprovement":25120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":31400,"taxable":31400,"land":6280,"improvement":25120,"taxableLand":6280,"taxableImprovement":25120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":46600,"taxable":46600,"land":9320,"improvement":37280,"taxableLand":9320,"taxableImprovement":37280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":46600,"taxable":46600,"land":9320,"improvement":37280,"taxableLand":9320,"taxableImprovement":37280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":190500,"taxable":190500,"land":38100,"improvement":152400,"taxableLand":38100,"taxableImprovement":152400,"exemptLand":0,"exemptImprovement":0}],"taxNow":652,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"933470","date":"2018-12-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-12-24","scope":"MAKE SAFE PERMIT TO RESOLVE #635755 REMOVE AND REPLACE EXT'G ROOF SHEATHING (MAKE WEATHER TIGHT) WITH MIN 5/8 FIRE RATED FOR 4 FT WHERE ABUTS PROPEERTY LINE.AND AS REQ'D SISTER EXT'G JOIST WITH 2X8 OR REPLACE WITH LIKE AND SAME (OR 2X10) FOR COMPLETE REPLACEMENT MAKING SURE TO NOT CONPROMISE PARTY (PROPERTY) WALL INCLUDES THE REMOVAL OF 1ST FLOOR FRAMED REAR SHED"},{"number":"RP-2024-002246","date":"2024-02-28","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-04-18","scope":"MAKE SAFE PERMIT- For (brief description of work as per Engineer’s report if applicable) to resolve case 635755. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #635755."},{"number":"RP-2024-004425","date":"2024-06-20","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-01-31","scope":"For interior and exterior alterations to an existing attached single-family dwelling per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work."},{"number":"PP-2024-005911","date":"2024-06-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-31","scope":"Install drain lines and water lines for 4 toilets, 4 vanities, 3 tubs, 1 laundry box and 1 kitchen sink. 13 FIXTURES"},{"number":"MP-2024-002895","date":"2024-07-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-01-30","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. Install 2.5 ton Air handler with 10 kw back up heat, 2.5 ton heat pump, ductwork, and 12 diffusers"},{"number":"EP-2024-005931","date":"2024-08-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-24","scope":"Installation all new wiring, back boxes, switches, receptacles, lighting and 120v inter-connected smoke alarms. All work will be performed in accordance with the 2017 NEC. New 200amp service"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"sale","p":51500},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"866226","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"D. Erastov (05/25/1965)","legalName":"D. Erastov","address":"2912 W SUSQUEHANNA AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-04-16","latestIssueDate":"2021-04-16","expirationDate":"2022-04-15","inactiveDate":"2022-06-14"},{"number":"0970955","type":"Rental","status":"Active","businessName":"Harames LLC","legalName":"Harames LLC","address":"2912 W SUSQUEHANNA AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-02-05","latestIssueDate":"2026-02-04","expirationDate":"2027-02-04","inactiveDate":null}],"licenseActivity":[{"number":"0970955","type":"Rental","businessName":"Harames LLC","legalName":"Harames LLC","issuedDate":"2025-02-05","latestIssueDate":"2026-02-04","closureDate":null,"expirationDate":"2027-02-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"866226","type":"Vacant Residential Property / Lot","businessName":"D. Erastov (05/25/1965)","legalName":"D. Erastov","issuedDate":"2021-04-16","latestIssueDate":"2021-04-16","closureDate":"2022-06-14","expirationDate":"2022-04-15","inactiveDate":"2022-06-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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 2024","permit activity in 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 309% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $46,600 to $190,500","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 933470 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 26 historical violations across 7 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (6537 W 4600 S, HOOPER UT, 84315).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"29 failed, 4 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 30, 2024.","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 #866226: Inactive since Jun 14, 2022","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/"},{"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"}]}