{"asOf":"2026-07-27T15:23:12.066Z","block":"2100-2199 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-reed-st","address":"2113 REED ST","parcelNumber":"361138400","source":"https://property.phila.gov/?p=361138400","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O51","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY+OTHER","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"SUNRISE REALTY LLC","coOwner":null,"marketValue":475300,"landAssessment":95060,"improvementAssessment":380240,"livableArea":1837,"yearBuilt":1923,"lastSale":{"price":15000,"date":"2011-05-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"1775342","date":"2010-08-02","code":"PM-307.1/12","title":"WALL PARTIALLY 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WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":2,"stories":2,"lotArea":915,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"68 STEVEN DR, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":62900,"taxable":62900,"land":9150,"improvement":53750,"taxableLand":9150,"taxableImprovement":53750,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":62900,"taxable":62900,"land":34469,"improvement":28431,"taxableLand":34469,"taxableImprovement":28431,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":62900,"taxable":62900,"land":34469,"improvement":28431,"taxableLand":34469,"taxableImprovement":28431,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":375000,"taxable":117000,"land":97000,"improvement":278000,"taxableLand":97000,"taxableImprovement":20000,"exemptLand":0,"exemptImprovement":258000},{"y":2020,"v":403500,"taxable":126504,"land":105031,"improvement":298469,"taxableLand":105031,"taxableImprovement":21473,"exemptLand":0,"exemptImprovement":276996},{"y":2021,"v":403500,"taxable":126504,"land":105031,"improvement":298469,"taxableLand":105031,"taxableImprovement":21473,"exemptLand":0,"exemptImprovement":276996},{"y":2022,"v":403500,"taxable":126504,"land":105031,"improvement":298469,"taxableLand":105031,"taxableImprovement":21473,"exemptLand":0,"exemptImprovement":276996},{"y":2023,"v":403500,"taxable":103296,"land":80700,"improvement":322800,"taxableLand":80700,"taxableImprovement":22596,"exemptLand":0,"exemptImprovement":300204},{"y":2024,"v":403500,"taxable":103296,"land":80700,"improvement":322800,"taxableLand":80700,"taxableImprovement":22596,"exemptLand":0,"exemptImprovement":300204},{"y":2025,"v":403500,"taxable":103296,"land":80700,"improvement":322800,"taxableLand":80700,"taxableImprovement":22596,"exemptLand":0,"exemptImprovement":300204},{"y":2026,"v":403500,"taxable":103296,"land":80700,"improvement":322800,"taxableLand":80700,"taxableImprovement":22596,"exemptLand":0,"exemptImprovement":300204},{"y":2027,"v":475300,"taxable":121677,"land":95060,"improvement":380240,"taxableLand":95060,"taxableImprovement":26617,"exemptLand":0,"exemptImprovement":353623}],"taxNow":1446,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"578963","date":"2015-01-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-05-07","scope":"MAKE SAFE PERMIT TO COMPLY CASE #245495 WORK TO INCLUDE: STABILIZE THE EXISTING CONDITIONS OF THE PROPERTY. WORK TO INCLUDE REMOVE ALL LOOSE LUMBER AND DEBRIS FROM ALL FLOOR AREAS; PROVIDE TEMPORARY SHORING WALLS W/ 2X6 @24 (DOUBLE PLATED AT TOP AND BOTTOM); MREPAIR ALL LOOS OR DAMAGED JOIST BEARINGS AT WALLS AT ALL LEVELS."},{"number":"601485","date":"2015-07-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-07-09","scope":"ADDITION AND RENO TO EXISTING 2 STORY SFD.ROOF DECK WITH PILOT HOUSE."},{"number":"654633","date":"2016-01-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-14","scope":"INTERIOR RENOVATIONS AND A THIRD FLOOR ADDITION FOR A MASTER BEDROOM AS SHOWN ON DRAWINGS"},{"number":"771705","date":"2017-04-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-05","scope":"HALF WATER SERVICE CURB TRA[ & FAI PA 20170930504 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"771876","date":"2017-04-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-14","scope":"INSTALL 2 HEAT PUMPS WITH DUCTWORK (SFD)"},{"number":"773570","date":"2017-04-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-19","scope":"NEW 200AMP SERVICE WIRING THROUGHOUT THE BLDG AS PER NEC 2008"},{"number":"773597","date":"2017-04-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-14","scope":"INSTALL 2 1/2 BATH,1-KITCHEN SINK AND 1-LAUNDRY.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"}],"storyTag":"Improved","storyDelta":14,"timeline":[{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2011,"k":"sale","p":15000},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 23, 2016.","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":"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. 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"}]}