{"asOf":"2026-07-26T20:39:21.476Z","block":"1700-1799 N 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-n-28th-st","address":"1717 N 28TH ST","parcelNumber":"324143200","source":"https://property.phila.gov/?p=324143200","ownerType":"owner-occupied","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":"JAMES ELLEN MARIE","coOwner":"ROBINSON JORDAN A","marketValue":330100,"landAssessment":66000,"improvementAssessment":264100,"livableArea":1886,"yearBuilt":1915,"lastSale":{"price":379000,"date":"2020-12-14T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98199417639544,"lng":-75.17994595397977,"geom":{"type":"Polygon","coordinates":[[[-75.179809807,39.981955461],[-75.180091875,39.98199089],[-75.18008284,39.982033067],[-75.179800369,39.981997774],[-75.179809807,39.981955461]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":4,"stories":3,"lotArea":1240,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":true,"mail":"1717 N 28TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[{"year":2003,"total":300,"principal":0,"interest":0,"penalty":0},{"year":2014,"total":597.19,"principal":357.15,"interest":69.63,"penalty":25.02},{"year":2015,"total":802.05,"principal":570.17,"interest":59.87,"penalty":39.91},{"year":2016,"total":702.3,"principal":561.81,"interest":8.42,"penalty":5.62}],"taxNet":2401.54,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":34900,"taxable":34900,"land":6324,"improvement":28576,"taxableLand":6324,"taxableImprovement":28576,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":34900,"taxable":34900,"land":7224,"improvement":27676,"taxableLand":7224,"taxableImprovement":27676,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":34900,"taxable":34900,"land":7224,"improvement":27676,"taxableLand":7224,"taxableImprovement":27676,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":69100,"taxable":69100,"land":14303,"improvement":54797,"taxableLand":14303,"taxableImprovement":54797,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":71400,"taxable":71400,"land":14779,"improvement":56621,"taxableLand":14779,"taxableImprovement":56621,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":71400,"taxable":71400,"land":14779,"improvement":56621,"taxableLand":14779,"taxableImprovement":56621,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":71400,"taxable":71400,"land":14779,"improvement":56621,"taxableLand":14779,"taxableImprovement":56621,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":406700,"taxable":326700,"land":81340,"improvement":325360,"taxableLand":81340,"taxableImprovement":245360,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":406700,"taxable":326700,"land":81340,"improvement":325360,"taxableLand":81340,"taxableImprovement":245360,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":370700,"taxable":270700,"land":74100,"improvement":296600,"taxableLand":74100,"taxableImprovement":196600,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":370700,"taxable":270700,"land":74100,"improvement":296600,"taxableLand":74100,"taxableImprovement":196600,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":330100,"taxable":230100,"land":66000,"improvement":264100,"taxableLand":66000,"taxableImprovement":164100,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3789,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1022093","date":"2019-10-24","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-01-31","scope":"EZ INTERIOR DEMOLITION - FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"1022153","date":"2019-10-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-16","scope":"INSTALL COMPLETE 200AMP SERVICE WITH GROUND ROD AND CONTINUOUS GROUND COMPLETE ELECTRICAL REWIRE/DEVICES BY FISHING ONLY AS PER 2014 NEC"},{"number":"1034806","date":"2019-12-30","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-12-30","scope":"PROPOSED ROOFTOP DECK AT REAR 2-STORY ACCESSIBLE TO 3RD FLOOR. 1 FAMILY USE. DECK SHALL BE LESS THAN 12\" ABOVE FINISHED ROOF. DECK RAIL SHAL BE 36 INCHES HIGH"},{"number":"1035103","date":"2020-01-15","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-04-13","scope":"RENOVATIONS TO AN EXISTING, THREE STORY, ATTACHED SINGLE FAMILY DWELLING. ROOF DECK AT REAR OF 2ND FLOOR ROOF, ACCESSED BY DOOR INSTALLED IN SAME WIDTH OPENING, REPLACE WINDOWS IN EXISTING OPENINGS.INSTALLATION OF SIDING ON BACK BAY."},{"number":"1045782","date":"2020-01-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-21","scope":"DRAIN & WATER LINES TO FIXTURES 4-TOILETS, 4-LAVS, 4-TUB, 1-KITCHEN SINK, 1-LAUNDRY TUB & STACK THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1046570","date":"2020-02-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-24","scope":"Install 1 HVAC unit with ductwork"},{"number":"PP-2021-022425","date":"2021-11-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-14","scope":"Replace curb trap, main drain, fai"}],"storyTag":"New construction","storyDelta":5.32,"timeline":[{"y":2019,"k":"sale","p":60000},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Zoning"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"sale","p":379000},{"y":2021,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"278545","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DEBORAH C FLOYD","legalName":"DEBORAH C FLOYD","address":"1717 N 28TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2002-05-14","latestIssueDate":"2002-05-14","expirationDate":"2003-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"278545","type":"Vacant Residential Property / Lot","businessName":"DEBORAH C FLOYD","legalName":"DEBORAH C FLOYD","issuedDate":"2002-05-14","latestIssueDate":"2002-05-14","closureDate":"2012-12-22","expirationDate":"2003-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 470% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $71,400 to $406,700","no permit shown in 2022-2024"],"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":"4 permits not marked completed: 1022153 (Expired), 1035103 (Expired), 1045782 (Expired), 1046570 (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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #278545: Inactive since Dec 22, 2012","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/"},{"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/"}],"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"}]}