{"asOf":"2026-07-31T09:05:23.128Z","block":"2500-2599 FEDERAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-federal-st","address":"2534 FEDERAL ST","parcelNumber":"361264705","source":"https://property.phila.gov/?p=361264705","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":"COTTER JASON F","coOwner":null,"marketValue":545000,"landAssessment":109000,"improvementAssessment":436000,"livableArea":2700,"yearBuilt":2020,"lastSale":{"price":561000,"date":"2021-04-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"1056860","date":"2008-08-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-08-15","underAppeal":false,"noticeUrl":null},{"number":"1056859","date":"2008-08-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-08-15","underAppeal":false,"noticeUrl":null},{"number":"5026390","date":"2019-05-06","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-05-29","underAppeal":false,"noticeUrl":null},{"number":"5026389","date":"2019-05-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-05-29","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"173708","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-08-11","completedDate":null,"noticeUrl":null,"violations":[{"number":"1056860","date":"2008-08-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-08-15","underAppeal":false,"noticeUrl":null},{"number":"1056859","date":"2008-08-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-08-15","underAppeal":false,"noticeUrl":null}]},{"number":"683336","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-05-06","completedDate":"2019-05-30","noticeUrl":null,"violations":[{"number":"5026390","date":"2019-05-06","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-05-29","underAppeal":false,"noticeUrl":null},{"number":"5026389","date":"2019-05-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-05-29","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2019,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93849485905632,"lng":-75.18649543892023,"geom":{"type":"Polygon","coordinates":[[[-75.186503295,39.938590926],[-75.186446954,39.938583981],[-75.186487584,39.938398791],[-75.186543923,39.938405736],[-75.186503295,39.938590926]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":null,"stories":3,"lotArea":1095,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2534 FEDERAL ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PILOT HOUSE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A SINGLE-FAMILY DWELLING WITH ROOF DECK.","status":"CLOSED","outcome":"Granted","date":"2017-06-13","number":"29879","relatedPermit":"742965"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12500,"taxable":12500,"land":12500,"improvement":0,"taxableLand":12500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":33900,"taxable":33900,"land":33900,"improvement":0,"taxableLand":33900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":33900,"taxable":33900,"land":33900,"improvement":0,"taxableLand":33900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":33900,"taxable":33900,"land":33900,"improvement":0,"taxableLand":33900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":33900,"taxable":33900,"land":33900,"improvement":0,"taxableLand":33900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":33900,"taxable":33900,"land":33900,"improvement":0,"taxableLand":33900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":33900,"taxable":33900,"land":33900,"improvement":0,"taxableLand":33900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":686500,"taxable":137300,"land":137300,"improvement":549200,"taxableLand":137300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":549200},{"y":2024,"v":686500,"taxable":137300,"land":137300,"improvement":549200,"taxableLand":137300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":549200},{"y":2025,"v":546000,"taxable":109200,"land":109200,"improvement":436800,"taxableLand":109200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":436800},{"y":2026,"v":546000,"taxable":109200,"land":109200,"improvement":436800,"taxableLand":109200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":436800},{"y":2027,"v":545000,"taxable":109000,"land":109000,"improvement":436000,"taxableLand":109000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":436000}],"taxNow":1529,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"742965","date":"2019-02-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PILOT HOUSE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A SINGLE-FAMILY DWELLING WITH ROOF DECK."},{"number":"955786","date":"2019-07-18","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-03-17","scope":"FOR THE ERECTION OF A WOOD FRAME THREE (3) STORY ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE TO BE USED AS A SINGLE FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13D SYSTEM. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. PROTECTION OF PEDESTRIANS, RIGHT-OF-WAY, AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES."},{"number":"FP-2020-000995","date":"2020-08-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-17","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D, WITH A ONE-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS."},{"number":"PP-2020-006795","date":"2020-08-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-16","scope":"For Exterior Plumbing of a New Single Family Dwelling to include HOUSE DRAIN, FRESH AIR INLET, CURB TRAP, and 1\" WATER SERVICE as per 2018 Philadelphia Plumbing Code."},{"number":"EP-2020-007041","date":"2020-09-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-22","scope":"Install 200 AMP electrical service. Wire throughout a new single family dwelling: switches, lights, receptacles, TV's, phones, and interconnected smoke/CO detectors as per 2014 NEC."},{"number":"PP-2020-008359","date":"2020-09-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-16","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":"MP-2020-004188","date":"2020-09-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-17","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS PERMITTED IF INCLUDED IN APPROVED BUILDING PLANS*"},{"number":"RP-2024-007303","date":"2024-08-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-10-24","scope":"Installation of a Roof deck to include framing and surface with railing secured to top of existing parapet walls as per plans."},{"number":"ZP-2024-006730","date":"2024-08-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-10-24","scope":"For the erection of a roof deck above an existing attached structure (not to exceed 48\" above the average height of the roof line). Size and location per plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"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":561000},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29879: CLOSED · Granted; related permit 742965. Use permit #742965: 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":"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 4 historical violations across 2 cases.","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"}]}