{"asOf":"2026-07-26T15:14:09.132Z","block":"2100-2199 ANNIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-annin-st","address":"2104 ANNIN ST","parcelNumber":"361000005","source":"https://property.phila.gov/?p=361000005","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H31","buildingCodeNew":"25","buildingClass":"SEMI/DET 2 STY MAS+OTHER","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"HOLMES DONNA","coOwner":null,"marketValue":630000,"landAssessment":126000,"improvementAssessment":504000,"livableArea":2502,"yearBuilt":2024,"lastSale":{"price":1,"date":"2023-04-13T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93795049688879,"lng":-75.17897863909604,"geom":{"type":"Polygon","coordinates":[[[-75.179021576,39.937891162],[-75.178991504,39.938018477],[-75.178936742,39.938011482],[-75.178964424,39.93788287],[-75.179021576,39.937891162]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":805,"zoning":"RSA5","grade":null,"basement":"1","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":650000,"taxable":130000,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":520000},{"y":2025,"v":630000,"taxable":126000,"land":126000,"improvement":504000,"taxableLand":126000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":504000},{"y":2026,"v":630000,"taxable":126000,"land":126000,"improvement":504000,"taxableLand":126000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":504000},{"y":2027,"v":630000,"taxable":126000,"land":126000,"improvement":504000,"taxableLand":126000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":504000}],"taxNow":1764,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"997918","date":"2019-09-12","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-04-21","scope":"FOR THE ERECTION OF AN ATTACHED, LIGHT-FRAMED STRUCTURE TO INCLUDE PRIVATE GARAGE, ROOF DECK, ACCESS PILOT HOUSE, EGRESS WINDOW WELL, INTERIOR BRACED WALL PANELS, RATED FIRE WALL INSTALLATIONS, RATED FLOOR-CEILING ASSEMBLIES, LINTEL INSTALLATIONS, AND WALL/FLOOR/CEILING FINISHING. (IRC 2009) **SEPARATE PERMITS REQ'D FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION, DEMOLITION, AND ANY UNDERPINNING WORK.** (SEE PLANS UNDER AP#952297) 2/4/2021: AMENDMENT FOR THE REMOVAL OF BAY WINDOW CONFIGURATIONS, AND FOR THE INSTALLATION OF A NEW JULIET BALCONY WITH RATED FENESTRATION. 2/28/2022: FOR AMENDMENT TO REVISE GARAGE FRAMING WITH FIRE-RATED ASSEMBLIES AT PRIMARY STRUCTURAL FRAMING, AND BALCONY FRAMING INSTALLATION."},{"number":"1046643","date":"2020-03-12","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-10-23","scope":"FOR THE AMENDMENT OF PERMIT AP#997918 FOR UNDERPINNING WORK ALONG PROPERTY LINE (ABUTTING 2104 ANNIN ST) WITH CONTINOUS SPECIAL INSPECTIONS WORK PER APPROVED PLANS."},{"number":"1016844","date":"2020-08-28","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR THE AMENDMENT OF AP#952297 FOR THE REVISION OF STRUCTURAL STEEL FRAMING INSTALLATION TO BE REPLACED WITH SPANCRETE PLANK STRUCTURES BEARING ON A REVISED FOUNDATION WALL CONFIGURATION."},{"number":"PP-2022-002929","date":"2022-02-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-15","scope":"Supply and install new 5x4 cast iron curb trap (sanitary) and new 6x4 cast iron curb trap (storm), both with new 4\" FAI and PR vent boxes. Both will have 4\" main drains going into property. Supply and install new 1\" copper water service with 1\" ball valve at front wall."},{"number":"PP-2022-001732","date":"2022-03-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-19","scope":"INSTALLING 15 FIXTURES WITH PIPING FOR NEW CONSTRUCTION AS PER PPC 2018"},{"number":"MP-2022-001781","date":"2022-03-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-19","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."},{"number":"FP-2022-000374","date":"2022-04-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-21","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH TWO INCH (2\") BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2022-001525","date":"2022-05-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-23","scope":"Wiring a single house, outlets, switches, lights, hard wired smokes, 200amp service as per 2014 nec"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 1016844 (Issued).","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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"}]}