{"asOf":"2026-07-25T19:19:50.129Z","block":"2600-2699 ANNIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-annin-st","address":"2624 ANNIN ST","parcelNumber":"362018202","source":"https://property.phila.gov/?p=362018202","ownerType":"investor","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":"AUTO SOURCE EXPORT INC","coOwner":null,"marketValue":829500,"landAssessment":165900,"improvementAssessment":663600,"livableArea":3147,"yearBuilt":2021,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9390444737507,"lng":-75.1877818555524,"geom":{"type":"Polygon","coordinates":[[[-75.187845344,39.939105058],[-75.187696463,39.939086832],[-75.187718368,39.938983889],[-75.187867247,39.939002115],[-75.187845344,39.939105058]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-014852","type":"Sprinkler Certification","inspectionDate":"2024-03-04","result":"Certified","expirationDate":"2025-03-04","buildingId":"1548022"},{"number":"BC-2025-013839","type":"Sprinkler Certification","inspectionDate":"2025-04-03","result":"Certified","expirationDate":"2026-04-03","buildingId":"1548022"},{"number":"BC-2026-018139","type":"Sprinkler Certification","inspectionDate":"2026-04-03","result":"Certified","expirationDate":"2027-04-03","buildingId":"1548022"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":null,"stories":3,"lotArea":1609,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":780000,"taxable":156000,"land":156000,"improvement":624000,"taxableLand":156000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":624000},{"y":2024,"v":780000,"taxable":156000,"land":156000,"improvement":624000,"taxableLand":156000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":624000},{"y":2025,"v":780000,"taxable":156000,"land":156000,"improvement":624000,"taxableLand":156000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":624000},{"y":2026,"v":780000,"taxable":156000,"land":156000,"improvement":624000,"taxableLand":156000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":624000},{"y":2027,"v":829500,"taxable":165900,"land":165900,"improvement":663600,"taxableLand":165900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":663600}],"taxNow":2184,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"962534","date":"2019-05-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-23","scope":"FOR THE ERECTION OF A NEW THREE (3) STORY ABOVE GRADE BUILDING WITH PRIVATE ROOF DECK ACCESSED FROM THE PILOTHOUSE. FOR USE AS FOUR (4) FAMILY DWELLING DWELLING UNITS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK.SEE AP#962538 FOR THE APPROVED PLANS AND DOCUMENT.(IBC 2009)"},{"number":"1015536-RI","date":"2019-10-02","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-04-16","scope":"INSTALL NEW 2\"FIRE SERVICE FROM FIRE PUMP (2630 ANNIN STREET) TO BUILDING SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS, PER NFPA 13R SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PER NFPA 13R. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"1020713","date":"2019-12-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-23","scope":"INSTALL 34 FIXTURES AS PER 2018 PPC; NEW CONSTRUCTION 3 STORY 4 FAMILY DWELLING"},{"number":"1025689","date":"2019-12-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-17","scope":"INSTALL 400AMP SERVICE- 5 GANG SERVICE. INSTALL 3 PHASE POWER. ALL LIGHTING AND POWER AS PER PLANS. WIRE FIRE PUMP. PER NFPA 72 2008 NEC (SOUTH DIST) INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS."},{"number":"1047942","date":"2020-02-18","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-09-23","scope":"TO AMEND BUILDING PERMIT #962534 TO INCLUDE A FIRE PUMP ROOM IN THE BASEMENT AND MODIFICATIONS OF FRAMING FOR THE STAIRWAY OPENINGS IN A NEW THREE (3) STORY ABOVE GRADE BUILDING WITH PRIVATE ROOF DECK ACCESSED FROM THE PILOT HOUSE FOR USE AS FOUR (4) DWELLING UNITS AS PREVIOUSLY APPROVED."},{"number":"1053165","date":"2020-02-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans.(NO PENERTATION OF RATED ASSEMBLIES- UNITS TO BE SELF CONTAINED)"},{"number":"1015536","date":"2020-04-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-23","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"land","p":130000},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Rough-In"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"277006","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ANTHONY LABRUSCIANO","legalName":"ANTHONY LABRUSCIANO","address":"2624 ANNIN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-05-20","latestIssueDate":"2010-02-01","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"860890","type":"Rental","status":"Active","businessName":"Autosource Export Inc","legalName":"Autosource Export Inc","address":"2624 ANNIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2021-02-08","latestIssueDate":"2026-03-03","expirationDate":"2027-02-07","inactiveDate":null}],"licenseActivity":[{"number":"860890","type":"Rental","businessName":"Autosource Export Inc","legalName":"Autosource Export Inc","issuedDate":"2021-02-08","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-02-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"277006","type":"Vacant Residential Property / Lot","businessName":"ANTHONY LABRUSCIANO","legalName":"ANTHONY LABRUSCIANO","issuedDate":"2004-05-20","latestIssueDate":"2010-02-01","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":4,"signals":[],"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #277006: Inactive since Dec 22, 2012","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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Apr 3, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}