{"asOf":"2026-07-25T15:29:10.109Z","block":"2500-2599 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-cecil-b-moore-ave","address":"2537 CECIL B MOORE AVE","parcelNumber":"324049100","source":"https://property.phila.gov/?p=324049100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"ROSTOM REAL ESTATE SOUTH CAROLINA LLC","coOwner":null,"marketValue":543700,"landAssessment":108740,"improvementAssessment":434960,"livableArea":2292,"yearBuilt":2020,"lastSale":{"price":590000,"date":"2020-03-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"862461","date":"2008-03-06","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET 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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1774623","date":"2010-08-05","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"375628","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-04-10","completedDate":"2013-05-02","violations":[{"number":"2761100","date":"2013-04-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2761101","date":"2013-04-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2013,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9813242586296,"lng":-75.1770180830512,"geom":{"type":"Polygon","coordinates":[[[-75.176970749,39.981412669],[-75.1770112,39.981228763],[-75.177065011,39.981235402],[-75.177025658,39.981419058],[-75.176970749,39.981412669]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":null,"stories":3,"lotArea":1020,"zoning":"RM1","grade":null,"basement":null,"heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"301 WESTCHESTER DR, WARREN OH, 44484","mailOut":true,"appeals":[],"taxYears":[{"year":1994,"total":1142.68,"principal":136.86,"interest":260.71,"penalty":9.58},{"year":1995,"total":494.31,"principal":136.85,"interest":252.48,"penalty":9.58},{"year":1996,"total":484.63,"principal":136.85,"interest":244.27,"penalty":9.58},{"year":1997,"total":474.95,"principal":136.85,"interest":236.07,"penalty":9.58},{"year":1998,"total":120.67,"principal":30.41,"interest":49.72,"penalty":2.13},{"year":1999,"total":117.45,"principal":30.41,"interest":46.99,"penalty":2.13},{"year":2000,"total":114.21,"principal":30.41,"interest":44.25,"penalty":2.13},{"year":2001,"total":110.98,"principal":30.41,"interest":41.51,"penalty":2.13},{"year":2002,"total":107.75,"principal":30.41,"interest":38.77,"penalty":2.13},{"year":2003,"total":104.52,"principal":30.41,"interest":36.04,"penalty":2.13},{"year":2004,"total":101.29,"principal":30.41,"interest":33.3,"penalty":2.13},{"year":2005,"total":98.06,"principal":30.41,"interest":30.56,"penalty":2.13},{"year":2006,"total":94.84,"principal":30.41,"interest":27.83,"penalty":2.13},{"year":2007,"total":91.6,"principal":30.41,"interest":25.09,"penalty":2.13},{"year":2008,"total":94.84,"principal":33.45,"interest":24.58,"penalty":2.34},{"year":2009,"total":91.28,"principal":33.45,"interest":21.57,"penalty":2.34},{"year":2010,"total":87.73,"principal":33.45,"interest":18.56,"penalty":2.34},{"year":2011,"total":90.2,"principal":36.77,"interest":17.1,"penalty":2.57},{"year":2012,"total":88.7,"principal":38.18,"interest":14.32,"penalty":2.67},{"year":2013,"total":86.85,"principal":39.55,"interest":11.28,"penalty":2.77},{"year":2014,"total":110.41,"principal":73.97,"interest":14.42,"penalty":5.18},{"year":2015,"total":102.55,"principal":73.97,"interest":7.76,"penalty":5.18},{"year":2016,"total":83.95,"principal":77.27,"interest":1.16,"penalty":0.77}],"taxNet":4494.45,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4800,"taxable":4800,"land":4800,"improvement":0,"taxableLand":4800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":7000,"taxable":7000,"land":7000,"improvement":0,"taxableLand":7000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":7000,"taxable":7000,"land":7000,"improvement":0,"taxableLand":7000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":7000,"taxable":7000,"land":7000,"improvement":0,"taxableLand":7000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":7000,"taxable":7000,"land":7000,"improvement":0,"taxableLand":7000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":550000,"taxable":110000,"land":110000,"improvement":440000,"taxableLand":110000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":440000},{"y":2022,"v":550000,"taxable":110000,"land":110000,"improvement":440000,"taxableLand":110000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":440000},{"y":2023,"v":550000,"taxable":110000,"land":110000,"improvement":440000,"taxableLand":110000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":440000},{"y":2024,"v":550000,"taxable":110000,"land":110000,"improvement":440000,"taxableLand":110000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":440000},{"y":2025,"v":599800,"taxable":119960,"land":119960,"improvement":479840,"taxableLand":119960,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":479840},{"y":2026,"v":599800,"taxable":119960,"land":119960,"improvement":479840,"taxableLand":119960,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":479840},{"y":2027,"v":543700,"taxable":108740,"land":108740,"improvement":434960,"taxableLand":108740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":434960}],"taxNow":1679,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"969136","date":"2019-05-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-05-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR, ROOF DECK WITH PILOT HOUSE AND WITH FRONT DAY WINDOW ON SECOND AND THIRD FLOOR (SIZE AND LOCATION AS SHOWN ON HE PLAN) FOR USE AS TWO (2)FAMILY HOUSEHOLD LIVING"},{"number":"969138","date":"2019-05-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2020-02-13","scope":"PROPOSED 3-STORY TWO FAMILY (DUPLEX) STRUCTURE WITH CELLAR, PILOT HOUSE & ROOF DECK, DETAILS INCLUDING SIZE & LOCATION PER PLANS. MAX HEIGHT FROM GRADE TO T.O. ROOF 38'-0\". MAX HEIGHT T.O. ROOF TO T.O. PILOT HOUSE 10'-0\"."},{"number":"987839","date":"2019-08-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D, WITH A ONE-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1011973","date":"2019-09-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"INSTALL 200AMP SERVICE WITH 30 CIRCUITS,3 METERS AND WIRE THROUGHOUT A TWO FAMILY DWELLING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES,CO DETECTORS,TV AND PHONE AS PER 2017 NEC (CTRACT DISTRICT)"},{"number":"1012011","date":"2019-09-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"INSTALL (2) HVAC SYSTEMS 60,000 BTU 80% EFF AC BOTH WITH DUCTWORK"},{"number":"1014164","date":"2019-09-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"INSTALL TWO 1\" WATER LINE AND 5\" CURB TRAP 4\" MAIN DRAIN 4\" FAI AS PER 2004"},{"number":"1020647","date":"2019-10-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"INSTALL DRAIN AND WATER LINES FROM BASEMENT TO 19 FIXTURES AS PER 2004 PPC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"3 L&I violations"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"land","p":65000},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New construction"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"sale","p":590000}],"rented":true,"licenses":[{"number":"884664","type":"Rental","status":"Active","businessName":"Rostom Real Estate South Carolina, LLC","legalName":"Rostom Real Estate South Carolina, LLC","address":"2537 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-01-03","latestIssueDate":"2025-12-04","expirationDate":"2027-01-02","inactiveDate":null}],"licenseActivity":[{"number":"884664","type":"Rental","businessName":"Rostom Real Estate South Carolina, LLC","legalName":"Rostom Real Estate South Carolina, LLC","issuedDate":"2022-01-03","latestIssueDate":"2025-12-04","closureDate":null,"expirationDate":"2027-01-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 7757% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $7,000 to $550,000","no permit shown in 2020-2022"],"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 #969136: 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":"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 (301 WESTCHESTER DR, WARREN OH, 44484).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 4 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.","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"}]}