{"asOf":"2026-07-27T01:07:32.104Z","block":"2100-2199 LATONA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-latona-st","address":"2116 LATONA ST","parcelNumber":"361085105","source":"https://property.phila.gov/?p=361085105","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":"SHAH MARY ANN","coOwner":null,"marketValue":195100,"landAssessment":39020,"improvementAssessment":156080,"livableArea":904,"yearBuilt":1920,"lastSale":{"price":1,"date":"2002-08-13T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.936320501553276,"lng":-75.17943816989413,"geom":{"type":"Polygon","coordinates":[[[-75.179399837,39.936379677],[-75.17942643,39.936255166],[-75.179476587,39.936261111],[-75.17944968,39.936386193],[-75.179399837,39.936379677]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":1,"stories":2,"lotArea":648,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"2116 LATONA ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":124000,"taxable":94000,"land":7576,"improvement":116424,"taxableLand":7576,"taxableImprovement":86424,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":124000,"taxable":60000,"land":33976,"improvement":90024,"taxableLand":33976,"taxableImprovement":26024,"exemptLand":0,"exemptImprovement":64000},{"y":2018,"v":124000,"taxable":60000,"land":33976,"improvement":90024,"taxableLand":33976,"taxableImprovement":26024,"exemptLand":0,"exemptImprovement":64000},{"y":2019,"v":114400,"taxable":114400,"land":31300,"improvement":83100,"taxableLand":31300,"taxableImprovement":83100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":123000,"taxable":123000,"land":33653,"improvement":89347,"taxableLand":33653,"taxableImprovement":89347,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":123000,"taxable":78000,"land":33653,"improvement":89347,"taxableLand":33653,"taxableImprovement":44347,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":123000,"taxable":78000,"land":33653,"improvement":89347,"taxableLand":33653,"taxableImprovement":44347,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":167200,"taxable":87200,"land":33440,"improvement":133760,"taxableLand":33440,"taxableImprovement":53760,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":167200,"taxable":87200,"land":33440,"improvement":133760,"taxableLand":33440,"taxableImprovement":53760,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":183500,"taxable":83500,"land":36700,"improvement":146800,"taxableLand":36700,"taxableImprovement":46800,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":183500,"taxable":83500,"land":36700,"improvement":146800,"taxableLand":36700,"taxableImprovement":46800,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":195100,"taxable":95100,"land":39020,"improvement":156080,"taxableLand":39020,"taxableImprovement":56080,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1169,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"492317","date":"2013-08-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-08-30","scope":"USE TO FAMILY DAYCARE"},{"number":"800347","date":"2017-07-17","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-09-11","scope":"EZ PERMIT REAR WALL STUCCO: STUCCO_-_EXTERIOR PLASTER. INSTALLATION OF THESE MATERIALS SHALL BE IN COMPLIANCE WITH ASTMC926 AND ASTMC1063 AND THE PROVISIONS OF THIS CODE. R703.6.1 LATH. ALL LATH AND LATH ATTACHMENTS SHALL BE OF CORROSION- RESISTANT MATERIALS. EXPANDED METAL OR WOVEN WIRE LATH SHALL BE ATTACHED WITH 1-1/2-INCH-LONG (38 MM), 11 GAGE NAILS HAVING A 7/16-INCH (11.1 MM) HEAD, OR 7/8-INCH-LONG (22.2 MM), 16 GAGE STAPLES, SPACED AT NO MORE THAN 6 INCHES (152 MM), OR AS OTHERWISE APPROVED. CONTACT INSPECTOR AT DISTRICT OFFICE FOR WALL INSPECTION PRIOR TO STARTING WORK."},{"number":"EP-2024-002184","date":"2024-03-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-07","scope":"100-amp service and panel 32 space panel, ground fault receptacles, flush mount LED fixtures, 10 yr. smoke detectors, 10 yr. smoke/carbon monoxide detector, replace receptacles, replace switches according to NEC. Fishing"},{"number":"EP-2024-010734","date":"2024-11-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-25","scope":"install light fixtures, battery smoke alarms & gfi- 2nd flr fishing wire through walls only nec 17"},{"number":"PP-2024-016319","date":"2024-12-02","work":"Bathroom & Kitchen Remodel","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-10","scope":"2nd Floor Bathroom: Removal and replacement of interior, non-bearing wall partitions. Installation of plumbing fixtures with new branch piping. Install toilet, sink and shower No basement work No structural changes"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Bathroom & Kitchen Remodel"}],"rented":false,"licenses":[{"number":"644894","type":"Child Care Facility","status":"Inactive","businessName":"MARY A SHAH","legalName":"MARY A SHAH","address":"2116 LATONA ST","revenueCode":"3397","rentalCategory":null,"units":null,"issuedDate":"2014-12-02","latestIssueDate":"2021-02-18","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"}],"licenseActivity":[{"number":"644894","type":"Child Care Facility","businessName":"MARY A SHAH","legalName":"MARY A SHAH","issuedDate":"2014-12-02","latestIssueDate":"2021-02-18","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #492317: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Child Care Facility #644894: Inactive since Apr 29, 2022","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":"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.","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":"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"}]}