{"asOf":"2026-07-27T01:07:32.104Z","block":"2100-2199 LATONA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-latona-st","address":"2131 LATONA ST","parcelNumber":"361078200","source":"https://property.phila.gov/?p=361078200","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":"KOSSAK CRISTINA","coOwner":null,"marketValue":321200,"landAssessment":64240,"improvementAssessment":256960,"livableArea":1400,"yearBuilt":1920,"lastSale":{"price":399500,"date":"2023-06-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1813446","date":"2010-07-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1813447","date":"2010-09-09","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1813448","date":"2010-09-10","code":"PM-306.0/90","title":"VACANT BLDG KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1813450","date":"2010-09-10","code":"PM-303.5/1","title":"INT A-EXTERMINATE/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1813449","date":"2010-09-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"244133","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-07-22","completedDate":"2011-06-20","violations":[{"number":"1813446","date":"2010-07-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1813447","date":"2010-09-09","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1813448","date":"2010-09-10","code":"PM-306.0/90","title":"VACANT BLDG KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1813450","date":"2010-09-10","code":"PM-303.5/1","title":"INT A-EXTERMINATE/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1813449","date":"2010-09-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":5,"worst":null}],"investigations":[{"caseNumber":"244133","date":"2010-07-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"244133","date":"2010-09-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"298702","date":"2011-09-22","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93656934155978,"lng":-75.17973702747632,"geom":{"type":"Polygon","coordinates":[[[-75.179699867,39.936627262],[-75.179726098,39.936504534],[-75.179773809,39.936510938],[-75.179748623,39.936633722],[-75.179699867,39.936627262]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":2,"lotArea":630,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"2131 LATONA ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":54800,"taxable":54800,"land":7245,"improvement":47555,"taxableLand":7245,"taxableImprovement":47555,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":259000,"taxable":77000,"land":67000,"improvement":192000,"taxableLand":67000,"taxableImprovement":10000,"exemptLand":0,"exemptImprovement":182000},{"y":2018,"v":259000,"taxable":77000,"land":67000,"improvement":192000,"taxableLand":67000,"taxableImprovement":10000,"exemptLand":0,"exemptImprovement":182000},{"y":2019,"v":278300,"taxable":278300,"land":71900,"improvement":206400,"taxableLand":71900,"taxableImprovement":206400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":299400,"taxable":299400,"land":77351,"improvement":222049,"taxableLand":77351,"taxableImprovement":222049,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":299400,"taxable":299400,"land":77351,"improvement":222049,"taxableLand":77351,"taxableImprovement":222049,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":299400,"taxable":299400,"land":77351,"improvement":222049,"taxableLand":77351,"taxableImprovement":222049,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":458800,"taxable":458800,"land":91760,"improvement":367040,"taxableLand":91760,"taxableImprovement":367040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":458800,"taxable":458800,"land":91760,"improvement":367040,"taxableLand":91760,"taxableImprovement":367040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":372500,"taxable":272500,"land":74500,"improvement":298000,"taxableLand":74500,"taxableImprovement":198000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":372500,"taxable":272500,"land":74500,"improvement":298000,"taxableLand":74500,"taxableImprovement":198000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":321200,"taxable":221200,"land":64240,"improvement":256960,"taxableLand":64240,"taxableImprovement":156960,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3814,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"507115","date":"2013-12-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-20","scope":"INTERIOR DEMO,INTERIOR ALTERATIONS TO INCLUDE DRYWALL THROUGHOUT, MOISTURE RESISTANT DRYWALL IN THE BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"511947","date":"2013-12-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-15","scope":"200AMP SERVICE (3)15AMP CIRCUIT FOR 3 BEDROOMS (2)20AMP CIRCUIT FOR KITCHEN (1)15AMP CIRCUIT FOR LIVING ROOM AND DINING ROOM PER 2008 NEC (SFD)"},{"number":"512326","date":"2013-12-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-20","scope":"INSTALLATION OF (1) HVAC UNIT (INCLUDING DUCTWORK/ACCESSORIES). SFD"},{"number":"513298","date":"2013-12-30","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-03-31","scope":"REMOVE EXISTING FRONT WALL. NEW TWO STORY FRONT WALL ON THE EXISTING FOUNDATION WITH 2\" X 6\" WOOD STUDS AND 4\" BRICK VENEER. DOOR AND WINDOWS TO MATCH ORIGINAL IN SIZE AND LOCATION."},{"number":"515500","date":"2014-01-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-10-20","scope":"10 FIXTURES WITH PIPING FOR 1 FAMILIY DWELLING"},{"number":"513266","date":"2014-01-31","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-10-20","scope":"INTERIOR RENOVATIONS, NEW ROOF DECK W/PILOT HOUSE AND 3RD FLOOR ADDITION AS PER PLANS"},{"number":"513252","date":"2014-01-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-01-31","scope":"NEW ROOF DECK W/PILOT HOUSE AND 3RD FLOOR ADDITION AS PER PLANS"},{"number":"525801","date":"2014-03-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-15","scope":"CURB TRAP REPLACEMENT PA20140800191 (SFD)"},{"number":"530480","date":"2014-04-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-15","scope":"HOUSE TRAP"}],"storyTag":"Renovated & sold on","storyDelta":6.99,"timeline":[{"y":2012,"k":"sale","p":50000},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Alteration"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Addition"},{"y":2014,"k":"permit","w":"Zoning"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"sale","p":280675},{"y":2023,"k":"sale","p":399500}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 53% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $299,400 to $458,800","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 22, 2011.","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 5 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. 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"}]}