{"asOf":"2026-07-25T04:31:03.981Z","block":"2100-2199 FEDERAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-federal-st","address":"2147 FEDERAL ST","parcelNumber":"361037000","source":"https://property.phila.gov/?p=361037000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"NAVILIO CHRISTOPHER","coOwner":"ZULTEWICZ MELISSA","marketValue":625000,"landAssessment":125000,"improvementAssessment":500000,"livableArea":2466,"yearBuilt":2021,"lastSale":{"price":742500,"date":"2021-04-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"2950487","date":"2013-09-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2950488","date":"2013-09-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"404366","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-09-27","completedDate":"2013-10-01","violations":[{"number":"2950487","date":"2013-09-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2950488","date":"2013-09-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93796724550473,"lng":-75.17995192154028,"geom":{"type":"Polygon","coordinates":[[[-75.180001294,39.937894523],[-75.179966634,39.938049276],[-75.179902432,39.938041323],[-75.179937688,39.937883912],[-75.180001294,39.937894523]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-000536","type":"Sprinkler Certification","inspectionDate":"2021-03-09","result":"Certified","expirationDate":"2022-03-09","buildingId":"1546513"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":1044,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2147 FEDERAL ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12600,"taxable":12600,"land":12600,"improvement":0,"taxableLand":12600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":82000,"taxable":82000,"land":82000,"improvement":0,"taxableLand":82000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":82000,"taxable":82000,"land":82000,"improvement":0,"taxableLand":82000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":82000,"taxable":82000,"land":82000,"improvement":0,"taxableLand":82000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":82000,"taxable":82000,"land":82000,"improvement":0,"taxableLand":82000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":82000,"taxable":82000,"land":82000,"improvement":0,"taxableLand":82000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":82000,"taxable":82000,"land":82000,"improvement":0,"taxableLand":82000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":561500,"taxable":112300,"land":112300,"improvement":449200,"taxableLand":112300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":449200},{"y":2024,"v":561500,"taxable":112300,"land":112300,"improvement":449200,"taxableLand":112300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":449200},{"y":2025,"v":659200,"taxable":131840,"land":131840,"improvement":527360,"taxableLand":131840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":527360},{"y":2026,"v":659200,"taxable":131840,"land":131840,"improvement":527360,"taxableLand":131840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":527360},{"y":2027,"v":625000,"taxable":125000,"land":125000,"improvement":500000,"taxableLand":125000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":500000}],"taxNow":1845,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"514379","date":"2014-01-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-27","scope":"NEW CONSTRUCTION OF A THREE STORY SFD HOUSE ON THE EXISTING VACANT LOT WITH CELLAR AND ROOF DECK AS SHOWN ON THE DRAWINGS."},{"number":"521086","date":"2014-06-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED SINGLE FAMILY DWELLING WITH A ROOF DECK AND PILOT HOUSE AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK**"},{"number":"931707","date":"2018-12-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"FOR THE ERECTION OF A 3 STORY SINGLE FAMILY DWELLING UNIT WITH CELLAR, PRIVATE ROOF DECK AND PILOT HOUSE."},{"number":"951855","date":"2019-04-16","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-03-19","scope":"FOR THE ERECTION OF A (3) THREE-STORY STRUCTURE PLUS CELLAR, TO CONTAIN A SINGLE FAMILY DWELLING W/ PRIVATE ROOF DECK ACCESSED BY PILOT HOUSE (TO CONTAIN STAIRS & LANDING ONLY), AS PER PLANS. NO UNDERPINNING OF FOUNDATION INCLUDED ON THIS APPLICATION. SEPERATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER WORK."},{"number":"992055","date":"2019-07-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-04","scope":"ELECTRICAL WIRE/DEVICES INSTALL 200AMP SERVICE AS PER 2014 NEC"},{"number":"1003029","date":"2019-10-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-18","scope":"FOR THE INSTALLATION OF A NFPA 13 D SYSTEM FOR A SINGLE FAMILY DWELLING. FIRE SUPPRESSION SYSTEM SERVICED WITH A ONE-INCH COMBINED FIRE SERVICE LINES WITH A WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARD."},{"number":"1044432","date":"2020-01-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-05-21","scope":"INSTALL 1\"WATER SERVICE,HOUSE DRAIN,TRAP,FAI,STACK,AREA DRAIN,WASTE AND WATER LINES TO 3-TOILETS,3-LAVS,3-TUBS,1-WASHER,1-KITCHEN SINK AND 1-WATER HEATER-PA1#20200241016-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2018\"Self-certification's are no longer permitted\" - \"All excavations and plumbing trenches in excess of 5 feet in depth must have approved shoring in place at the time of inspection\""},{"number":"1046273","date":"2020-01-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-18","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if 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 ONE 95.5% EFF 40,000 BTU GAS FURNACE AND ONE 2-TON A/C UNIT AND RELATED DUCTWORK AND ONE 95.5% EFF 60,000 BTU GAS FURNACE AND 3-TON A/C UNIT AND RELATED DUCTWORK"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"land","p":55546},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"sale","p":742500}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 585% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $82,000 to $561,500","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #514379: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 521086 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Mar 9, 2022","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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"}]}