{"asOf":"2026-07-24T17:32:00.737Z","block":"2700-2799 FEDERAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-federal-st","address":"2721 FEDERAL ST","parcelNumber":"362026600","source":"https://property.phila.gov/?p=362026600","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"V10","buildingCodeNew":"25","buildingClass":"PRIV GAR 1 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"AVANTI SERVICES LLC","coOwner":null,"marketValue":720000,"landAssessment":144000,"improvementAssessment":576000,"livableArea":3924,"yearBuilt":2020,"lastSale":{"price":1,"date":"2014-10-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"4403953","date":"2017-02-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4403954","date":"2017-02-01","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4458100","date":"2017-02-15","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4458099","date":"2017-02-15","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"571473","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-02-01","completedDate":"2017-08-24","violations":[{"number":"4403953","date":"2017-02-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4403954","date":"2017-02-01","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"573416","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-02-17","completedDate":"2017-12-01","violations":[{"number":"4458100","date":"2017-02-15","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4458099","date":"2017-02-15","code":"9-3904","title":"VACANT LOT LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"571473","date":"2017-01-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"573416","date":"2017-02-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"571473","date":"2017-03-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"573416","date":"2017-05-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"571473","date":"2017-07-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"571473","date":"2017-08-23","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"573416","date":"2017-09-20","type":"CI INSP","status":"CLOSED"},{"caseNumber":"573416","date":"2017-12-01","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2017,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.939155031795984,"lng":-75.18906205052174,"geom":{"type":"Polygon","coordinates":[[[-75.189110818,39.939055456],[-75.189066079,39.939261224],[-75.189013284,39.93925461],[-75.18905802,39.939048842],[-75.189110818,39.939055456]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":3,"stories":3,"lotArea":1140,"zoning":"I2","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":"1325 S 20TH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF EXISTING ONE STORY STRUCTURE AND FOR THE ERECTION OF AN\n. ATTACHED STRUCTURE WITH BALCONY, ROOF DECK, ROOF DECK ACCESS STRUCTURE AND ONE\n(1) ACCESSORY OPEN-AIR PARKING SPACE. FOR USE AS THREE (3) DWELLING UNITS ","status":"OPEN","outcome":"Granted","date":"2019-01-23","number":"35740","relatedPermit":"928321"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45000,"taxable":45000,"land":9000,"improvement":36000,"taxableLand":9000,"taxableImprovement":36000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":45000,"taxable":45000,"land":9000,"improvement":36000,"taxableLand":9000,"taxableImprovement":36000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":45000,"taxable":45000,"land":9000,"improvement":36000,"taxableLand":9000,"taxableImprovement":36000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":45000,"taxable":45000,"land":9000,"improvement":36000,"taxableLand":9000,"taxableImprovement":36000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":45000,"taxable":45000,"land":9000,"improvement":36000,"taxableLand":9000,"taxableImprovement":36000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":45000,"taxable":45000,"land":9000,"improvement":36000,"taxableLand":9000,"taxableImprovement":36000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":45000,"taxable":45000,"land":9000,"improvement":36000,"taxableLand":9000,"taxableImprovement":36000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":626100,"taxable":125220,"land":125220,"improvement":500880,"taxableLand":125220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":500880},{"y":2024,"v":626100,"taxable":125220,"land":125220,"improvement":500880,"taxableLand":125220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":500880},{"y":2025,"v":720000,"taxable":144000,"land":144000,"improvement":576000,"taxableLand":144000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576000},{"y":2026,"v":720000,"taxable":144000,"land":144000,"improvement":576000,"taxableLand":144000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576000},{"y":2027,"v":720000,"taxable":144000,"land":144000,"improvement":576000,"taxableLand":144000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576000}],"taxNow":2016,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"928321","date":"2019-02-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-06","scope":"FOR THE COMPLETE DEMOLITION OF A 1 STORY STRUCTURE. FOR THE ERECTION OF A NEW FOUR STORY THREE FAMILY DWELLING STRUCTURE WITH CELLAR, REAR DECK, BALCAONY & ROOF DECK ACCESSED BY PILOT HOUSE (TO CONTAIN STAIR & LANDING ONLY) AND REAR DECK AS PER PLANS"},{"number":"962511","date":"2019-07-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-23","scope":"FOR THE ERECTION OF A NEW FOUR STORY BUILDING FOR THREE (3) DWELLING UNITS WITH ROOF DECK ACCESSED BY A PILOT HOUSE AND REAR DECK. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R AT MINIMUM. SEPARATE PERMITS REQUIRED FOR ALL M.E.P. AND FIRE SUPPRESSION WORK. ** 2009 IBC **"},{"number":"990804","date":"2019-07-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-08-13","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ONE STORY ATTACHED GARAGE. BUILDING TO BE DEMOLISHED BY HAND METHOD. STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE."},{"number":"1001798","date":"2019-08-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-23","scope":"INSTALL (3) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"1020271","date":"2019-11-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-23","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY AND PUMP IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"1038615","date":"2020-01-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-23","scope":"INSTALL DRAIN AND WATER LINES FROM BASEMENT TO 6 TOILETS 6 SINKS 6 TUB/SHOWERS 3 KITCHEN SINKS 3 LAUNDRY"},{"number":"1025340","date":"2020-01-22","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-09-23","scope":"AMEND PERMIT NO. 962511 TO INCLUDE A PUMP ROOM AS PER APPROVED PLANS."},{"number":"1044882","date":"2020-01-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-23","scope":"INSTALL 1 1/2 WATER SERVICE 5\" CURB TRAP 4\" MAIN DRAIN 4\"FAI NEW STORM TRAP MAIN DRAIN FAI AS PER 2004 PPC"},{"number":"1024273","date":"2020-03-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-22","scope":"new 400 amo service. 3-150 amp per unit and 1-100 amp house panel. wire throughout as per plan and nec 2014 wire new fire alarm throughout per nfpa 72 (north dist) INSTALL NEW FIRE ALARM SYSTEM THROUGH OUT, WIRE NEW FIRE PUMP SERVICE, CONTROLLER AND THE FIRE PUMP MOTOR."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"demo"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"938104","type":"Rental","status":"Inactive","businessName":"Avanti Services","legalName":"Avanti Services","address":"2721 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-11-16","latestIssueDate":"2023-11-16","expirationDate":"2024-11-15","inactiveDate":"2025-01-14"}],"licenseActivity":[{"number":"938104","type":"Rental","businessName":"Avanti Services","legalName":"Avanti Services","issuedDate":"2023-11-16","latestIssueDate":"2023-11-16","closureDate":"2025-01-14","expirationDate":"2024-11-15","inactiveDate":"2025-01-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1291% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $45,000 to $626,100","no permit shown in 2022-2024"],"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":"Appeal #35740: OPEN · Granted; related permit 928321. Use permit #928321: 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":"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 2 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 1, 2017.","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":"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":"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/"}]}