{"asOf":"2026-07-25T01:54:02.251Z","block":"2600-2699 TITAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-titan-st","address":"2649 TITAN ST","parcelNumber":"362000001","source":"https://property.phila.gov/?p=362000001","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"JOHNSON MIRIAM UKAMAKA","coOwner":null,"marketValue":800000,"landAssessment":160000,"improvementAssessment":640000,"livableArea":2490,"yearBuilt":2021,"lastSale":{"price":838000,"date":"2024-09-05T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93733159441718,"lng":-75.18844281037228,"geom":{"type":"Polygon","coordinates":[[[-75.188384213,39.937388957],[-75.188411986,39.937262119],[-75.188501533,39.937274226],[-75.18847344,39.937401202],[-75.188384213,39.937388957]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":7,"baths":3,"stories":3,"lotArea":1500,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2649 TITAN ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":560000,"taxable":112000,"land":112000,"improvement":448000,"taxableLand":112000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448000},{"y":2024,"v":560000,"taxable":112000,"land":112000,"improvement":448000,"taxableLand":112000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448000},{"y":2025,"v":560000,"taxable":112000,"land":112000,"improvement":448000,"taxableLand":112000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448000},{"y":2026,"v":560000,"taxable":112000,"land":112000,"improvement":448000,"taxableLand":112000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":448000},{"y":2027,"v":800000,"taxable":160000,"land":160000,"improvement":640000,"taxableLand":160000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":640000}],"taxNow":1568,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-005823","date":"2020-09-11","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A LOT ADJUSTMENT (CONSOLIDATION) TO CREATE ONE (1) LOT [PARCEL \"A\"] FROM TWO (2) DEEDED AND ZONING LOTS [2649 AND 2651 TITAN ST]. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2020-006676","date":"2020-10-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-11-08","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2020-006859","date":"2021-02-03","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-08","scope":"FOR NEW CONSTRUCTION OF A THREE-STORY, ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THREE DWELLING UNITS). BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"FP-2021-001900","date":"2021-07-12","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-11-01","scope":"FOR THE INSTALLATION OF A NEW 1.5 INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL OR PLUMBING WORK. [AMENDMENT APPROVED 10/21/2022 FOR A CHANGE IN BACKFLOW PREVENTER MODEL TO A TWO (2) INCH WILKINS 950XLT2.]"},{"number":"PP-2021-014764","date":"2021-08-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-06","scope":"Installing 1\" Water Service, 5\" Curb Trap, 4\" Main Drain & 4\" Fresh Air Inlet"},{"number":"PP-2021-009099","date":"2021-09-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-01","scope":"installation of 3 kitchens, 3 laundries, 8 toilets, 8 vanities, 5 tubs"},{"number":"EP-2021-009942","date":"2021-10-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-11","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT A THREE FAMILY DWELLING. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2021-006159","date":"2021-10-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-01","scope":"MULTI FAMILY EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. 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. New Duct work installation,(30)Diffusers/Registers. each unit with 2 Ton, 14 seer, 50,000 BTU heat pump. outdoor unit will be installed in the backyard"},{"number":"EP-2021-014484","date":"2021-12-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-11","scope":"Install 300 AMP Service to the property. Install 4 gang meter box, 4 power panels. Install 80 receptacles, 55 switches, 65 fixtures. Install 15 smoke detectors. Provide 3 lines for A/C with disconnects as per 2017 nec"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":52000},{"y":2020,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"818062","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"KSM INVESTMENTS LLC","legalName":"KSM INVESTMENTS LLC","address":"2649 TITAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-07-15","latestIssueDate":"2019-07-15","expirationDate":"2020-07-14","inactiveDate":"2020-09-12"},{"number":"925431","type":"Rental","status":"Closed","businessName":"David Wachs","legalName":"David Wachs","address":"2649 TITAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-06-05","latestIssueDate":"2025-05-20","expirationDate":"2026-06-04","inactiveDate":null},{"number":"0994037","type":"Rental","status":"Active","businessName":"Miriam Ukamaka Johnson","legalName":"Miriam Ukamaka Johnson","address":"2649 TITAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-11-20","latestIssueDate":"2025-11-20","expirationDate":"2026-11-19","inactiveDate":null}],"licenseActivity":[{"number":"0994037","type":"Rental","businessName":"Miriam Ukamaka Johnson","legalName":"Miriam Ukamaka Johnson","issuedDate":"2025-11-20","latestIssueDate":"2025-11-20","closureDate":null,"expirationDate":"2026-11-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"925431","type":"Rental","businessName":"David Wachs","legalName":"David Wachs","issuedDate":"2023-06-05","latestIssueDate":"2025-05-20","closureDate":"2026-06-04","expirationDate":"2026-06-04","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"818062","type":"Vacant Residential Property / Lot","businessName":"KSM INVESTMENTS LLC","legalName":"KSM INVESTMENTS LLC","issuedDate":"2019-07-15","latestIssueDate":"2019-07-15","closureDate":"2020-09-12","expirationDate":"2020-07-14","inactiveDate":"2020-09-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 43% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $560,000 to $800,000","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #818062: Inactive since Sep 12, 2020","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":"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}