{"asOf":"2026-07-31T06:33:55.917Z","block":"2500-2599 W MONTGOMERY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-w-montgomery-ave","address":"2540 W MONTGOMERY AVE","parcelNumber":"324076800","source":"https://property.phila.gov/?p=324076800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"WASSER BRADLEY MITCHELL","coOwner":null,"marketValue":256800,"landAssessment":51360,"improvementAssessment":205440,"livableArea":1250,"yearBuilt":1915,"lastSale":{"price":285000,"date":"2023-04-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"211967574","date":"2019-07-30","code":"FC-13-908.73","title":"CARBON MONOXIDE ALRM LOCATION","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER 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DEVICES","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-04-04","underAppeal":false,"noticeUrl":null},{"number":"211967622","date":"2019-07-30","code":"PM15-304.8","title":"EXTERIOR STRUCT DEC FEATURES","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-04-04","underAppeal":false,"noticeUrl":null},{"number":"211967624","date":"2019-07-30","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-04-04","underAppeal":false,"noticeUrl":null},{"number":"211967625","date":"2019-07-30","code":"PM15-304.19O","title":"DOOR AND WINDOW OCCUPIED/MIXED","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-04-04","underAppeal":false,"noticeUrl":null},{"number":"211967626","date":"2019-07-30","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-04-04","underAppeal":false,"noticeUrl":null},{"number":"211967627","date":"2019-07-30","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-04-04","underAppeal":false,"noticeUrl":null},{"number":"211967628","date":"2019-07-30","code":"PM15-305.5","title":"HANDRAIL FASTENED","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-04-04","underAppeal":false,"noticeUrl":null},{"number":"211967575","date":"2019-07-30","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-04-04","underAppeal":false,"noticeUrl":null},{"number":"211967573","date":"2019-07-30","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-04-04","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-120426","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-05","completedDate":"2023-03-28","noticeUrl":null,"violations":[{"number":"VI-2022-090362","date":"2022-12-05","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-03-28","resolution":"COMPLIED - OWNER 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REPAIR","latestInvestigationDate":"2023-03-28","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2019,"n":11,"worst":null},{"y":2022,"n":4,"worst":null}],"investigations":[{"caseNumber":"698116","date":"2019-07-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"698116","date":"2019-08-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"698116","date":"2019-09-16","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"698116","date":"2019-11-07","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"CF-2022-120426","date":"2022-12-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-120426","date":"2023-02-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-120426","date":"2023-03-28","type":null,"status":"PASSED"},{"caseNumber":"698116","date":"2023-04-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":2}],"taxOwed":2571.6,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":2571.6,"principalDue":1597.22,"penaltyDue":153.46,"interestDue":154.29,"otherChargesDue":666.63,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":50600,"taxableAssessment":50600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":708.3,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98253279026392,"lng":-75.17675366547795,"geom":{"type":"Polygon","coordinates":[[[-75.176710622,39.982614481],[-75.176746346,39.982444784],[-75.176796834,39.98245117],[-75.176760768,39.982621055],[-75.176710622,39.982614481]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":2,"stories":2,"lotArea":960,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":true,"mail":"2540 W MONTGOMERY AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":24300,"taxable":24300,"land":4608,"improvement":19692,"taxableLand":4608,"taxableImprovement":19692,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":24300,"taxable":24300,"land":5030,"improvement":19270,"taxableLand":5030,"taxableImprovement":19270,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":24300,"taxable":24300,"land":5030,"improvement":19270,"taxableLand":5030,"taxableImprovement":19270,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":49000,"taxable":49000,"land":10143,"improvement":38857,"taxableLand":10143,"taxableImprovement":38857,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":50600,"taxable":50600,"land":10474,"improvement":40126,"taxableLand":10474,"taxableImprovement":40126,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":50600,"taxable":50600,"land":10474,"improvement":40126,"taxableLand":10474,"taxableImprovement":40126,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":50600,"taxable":50600,"land":10474,"improvement":40126,"taxableLand":10474,"taxableImprovement":40126,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":88800,"taxable":88800,"land":17700,"improvement":71100,"taxableLand":17700,"taxableImprovement":71100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":88800,"taxable":8800,"land":17700,"improvement":71100,"taxableLand":8800,"taxableImprovement":0,"exemptLand":8900,"exemptImprovement":71100},{"y":2025,"v":268300,"taxable":168300,"land":53600,"improvement":214700,"taxableLand":53600,"taxableImprovement":114700,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":268300,"taxable":168300,"land":53600,"improvement":214700,"taxableLand":53600,"taxableImprovement":114700,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":256800,"taxable":156800,"land":51360,"improvement":205440,"taxableLand":51360,"taxableImprovement":105440,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2356,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-012293","date":"2021-10-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-04-18","scope":"FOR INTERIOR ALTERATIONS TO AN ATTACHED STRUCTURE AS PER APPROVED PLAN (NO WORK PROPOSED IN BASEMENT); FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"EP-2021-009590","date":"2021-10-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-04","scope":"Complete Renovation. Current electrical panel will get replaced and relocated. Property consist of 3 bedrooms, 2 bathrooms, and a hallway on 2nd floor that will get all new wiring with new receptacles, lights and switches. The 1st floor consists of the kitchen, living room/dining room, and bathroom that will have new switches, lights, and receptacles installed. On the exterior of the property, there will be one receptacle and 2 lights installed. In the basement, there will be 2 receptacles and 3 lights installed and the panel will be relocated. As per 2014 NEC."},{"number":"MP-2021-006539","date":"2021-10-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-14","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Putting a new heater, AC and duct work)."},{"number":"PP-2021-019309","date":"2021-11-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-14","scope":"Rough and finish 10 fixtures"}],"storyTag":"New construction","storyDelta":3.07,"timeline":[{"y":2010,"k":"sale","p":15500},{"y":2019,"k":"viol","w":"11 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"sale","p":80000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"sale","p":285000},{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":false,"licenses":[{"number":"635429","type":"Food Preparing and Serving","status":"Active","businessName":"1 W IV INC (MARIA MINI MARKET)","legalName":"1 W IV INC","address":"2540 W MONTGOMERY AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-07-18","latestIssueDate":"2026-04-28","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"635429","type":"Food Preparing and Serving","businessName":"1 W IV INC (MARIA MINI MARKET)","legalName":"1 W IV INC","issuedDate":"2014-07-18","latestIssueDate":"2026-04-28","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"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":["$2,572 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 202% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $88,800 to $268,300","no permit shown in 2024-2026"],"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":"The history also contains “DOOR AND WINDOW OCCUPIED/MIXED.”","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,571.60 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 4, 2023.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 15 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"}]}