{"asOf":"2026-07-31T13:43:14.741Z","block":"2400-2499 FEDERAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-federal-st","address":"2431 FEDERAL ST","parcelNumber":"361255900","source":"https://property.phila.gov/?p=361255900","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":"PRINZ KERRIANN","coOwner":null,"marketValue":326100,"landAssessment":65220,"improvementAssessment":260880,"livableArea":1092,"yearBuilt":1923,"lastSale":{"price":325000,"date":"2021-09-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"3996541","date":"2016-04-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-02","underAppeal":false,"noticeUrl":null},{"number":"3996542","date":"2016-04-25","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-02","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"529667","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-04-25","completedDate":"2016-09-06","noticeUrl":null,"violations":[{"number":"3996541","date":"2016-04-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-02","underAppeal":false,"noticeUrl":null},{"number":"3996542","date":"2016-04-25","code":"PM15-504.1","title":"PLUMBING SYSTEMS-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-02","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"529667","date":"2016-04-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"529667","date":"2016-05-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"529667","date":"2016-07-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"529667","date":"2016-09-02","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93856962460678,"lng":-75.18465888858623,"geom":{"type":"Polygon","coordinates":[[[-75.184649954,39.938489261],[-75.184698482,39.938495166],[-75.184666933,39.938650805],[-75.184619856,39.938644771],[-75.184649954,39.938489261]]]},"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":960,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"2431 FEDERAL ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":105000,"taxable":105000,"land":11616,"improvement":93384,"taxableLand":11616,"taxableImprovement":93384,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":105000,"taxable":105000,"land":27615,"improvement":77385,"taxableLand":27615,"taxableImprovement":77385,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":105000,"taxable":105000,"land":27615,"improvement":77385,"taxableLand":27615,"taxableImprovement":77385,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":109000,"taxable":109000,"land":28600,"improvement":80400,"taxableLand":28600,"taxableImprovement":80400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":117200,"taxable":117200,"land":30752,"improvement":86448,"taxableLand":30752,"taxableImprovement":86448,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":117200,"taxable":117200,"land":30752,"improvement":86448,"taxableLand":30752,"taxableImprovement":86448,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":395500,"taxable":117200,"land":63280,"improvement":332220,"taxableLand":63280,"taxableImprovement":53920,"exemptLand":0,"exemptImprovement":278300},{"y":2023,"v":395500,"taxable":117200,"land":79100,"improvement":316400,"taxableLand":79100,"taxableImprovement":38100,"exemptLand":0,"exemptImprovement":278300},{"y":2024,"v":395500,"taxable":117200,"land":79100,"improvement":316400,"taxableLand":79100,"taxableImprovement":38100,"exemptLand":0,"exemptImprovement":278300},{"y":2025,"v":344500,"taxable":102087,"land":68900,"improvement":275600,"taxableLand":68900,"taxableImprovement":33187,"exemptLand":0,"exemptImprovement":242413},{"y":2026,"v":344500,"taxable":102087,"land":68900,"improvement":275600,"taxableLand":68900,"taxableImprovement":33187,"exemptLand":0,"exemptImprovement":242413},{"y":2027,"v":326100,"taxable":96634,"land":65220,"improvement":260880,"taxableLand":65220,"taxableImprovement":31414,"exemptLand":0,"exemptImprovement":229466}],"taxNow":1429,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1056293","date":"2020-07-21","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-17","scope":"For the interior alteration and renovations in an existing single family structure as per plan."},{"number":"PP-2020-006638","date":"2020-08-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-17","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2020-005717","date":"2020-08-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-06-17","scope":"Total rewire to include receptacle outlets, switches, lighting, appliance, disconnect and gfcis connecting to new 100 amp incoming services and all necessary bonding and grounding as per Nec"},{"number":"EP-2020-011096","date":"2020-12-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-01","scope":"Wiring and Installing light fixtures, devices, smoke detectors and GFI outlets. A new 100 amp service. Hook up heating and AC units as per 2014 nec"},{"number":"MP-2020-006155","date":"2021-01-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-17","scope":"Install (1) 3 ton condenser and coil with 72,000 BTU 92% gas furnace. Trunk duct in basement with ovals running up perimeter walls to outlet assemblies, (8)Diffusers/Registers."}],"storyTag":"Renovated & sold on","storyDelta":5.91,"timeline":[{"y":2005,"k":"sale","p":47000},{"y":2010,"k":"sale","p":57500},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"sale","p":325000}],"rented":false,"licenses":[{"number":"225881","type":"Rental","status":"Inactive","businessName":"GOLDSTEIN MILTON","legalName":"GOLDSTEIN MILTON","address":"2431 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-15","latestIssueDate":"2008-12-15","expirationDate":"2009-02-28","inactiveDate":"2009-02-03"},{"number":"478848","type":"Rental","status":"Inactive","businessName":"FIRST PENNSYLVANIA PROP LLC","legalName":"FIRST PENNSYLVANIA PROP LLC","address":"2431 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-07-14","latestIssueDate":"2010-06-10","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"537934","type":"Rental","status":"Closed","businessName":"CUTLER PROPERTIES LLC","legalName":"CUTLER PROPERTIES LLC","address":"2431 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-07-06","latestIssueDate":"2020-02-10","expirationDate":"2021-02-28","inactiveDate":null}],"licenseActivity":[{"number":"537934","type":"Rental","businessName":"CUTLER PROPERTIES LLC","legalName":"CUTLER PROPERTIES LLC","issuedDate":"2011-07-06","latestIssueDate":"2020-02-10","closureDate":"2021-02-28","expirationDate":"2021-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"478848","type":"Rental","businessName":"FIRST PENNSYLVANIA PROP LLC","legalName":"FIRST PENNSYLVANIA PROP LLC","issuedDate":"2009-07-14","latestIssueDate":"2010-06-10","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"225881","type":"Rental","businessName":"GOLDSTEIN MILTON","legalName":"GOLDSTEIN MILTON","issuedDate":"2004-06-15","latestIssueDate":"2008-12-15","closureDate":"2009-02-03","expirationDate":"2009-02-28","inactiveDate":"2009-02-03","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: EP-2020-005717 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 2, 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/"},{"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. 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"}]}