{"asOf":"2026-07-25T18:19:56.096Z","block":"2600-2699 LATONA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-latona-st","address":"2621 LATONA ST","parcelNumber":"362053600","source":"https://property.phila.gov/?p=362053600","ownerType":"investor","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":"E AND K DEVELOPMENT LLC","coOwner":null,"marketValue":428400,"landAssessment":85680,"improvementAssessment":342720,"livableArea":1860,"yearBuilt":2021,"lastSale":{"price":6100,"date":"2013-04-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"498354","date":"2007-02-22","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET 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LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1683881","date":"2010-05-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1683883","date":"2010-05-13","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"279611","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-05-31","completedDate":"2011-06-27","violations":[{"number":"2091059","date":"2011-05-31","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2091058","date":"2011-05-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"321395","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-03-29","completedDate":"2012-04-24","violations":[{"number":"2398235","date":"2012-03-29","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2398236","date":"2012-03-29","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"336830","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-07-02","completedDate":"2012-08-18","violations":[{"number":"2493001","date":"2012-07-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2493002","date":"2012-07-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"383685","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-05-31","completedDate":"2013-08-17","violations":[{"number":"2813540","date":"2013-05-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2813541","date":"2013-05-31","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"430376","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-05-09","completedDate":null,"violations":[{"number":"3172429","date":"2014-05-09","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3172428","date":"2014-05-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":4,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"102481","date":"2007-02-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"198804","date":"2009-05-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"102481","date":"2009-07-06","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"198804","date":"2009-07-06","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.937589033836616,"lng":-75.18775854309507,"geom":{"type":"Polygon","coordinates":[[[-75.187721962,39.937645717],[-75.187746995,39.937526039],[-75.187795122,39.937532015],[-75.187770023,39.937652303],[-75.187721962,39.937645717]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-005524","type":"Sprinkler Certification","inspectionDate":"2024-02-21","result":"Certified","expirationDate":"2025-02-21","buildingId":"1548422"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":null,"stories":3,"lotArea":616,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1917 MONTROSE ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6900,"taxable":6900,"land":6900,"improvement":0,"taxableLand":6900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":20800,"taxable":20800,"land":20800,"improvement":0,"taxableLand":20800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":569300,"taxable":113860,"land":113860,"improvement":455440,"taxableLand":113860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":455440},{"y":2024,"v":569300,"taxable":113860,"land":113860,"improvement":455440,"taxableLand":113860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":455440},{"y":2025,"v":436000,"taxable":87200,"land":87200,"improvement":348800,"taxableLand":87200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":348800},{"y":2026,"v":436000,"taxable":87200,"land":87200,"improvement":348800,"taxableLand":87200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":348800},{"y":2027,"v":428400,"taxable":85680,"land":85680,"improvement":342720,"taxableLand":85680,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":342720}],"taxNow":1221,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"726710","date":"2016-12-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-12-23","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE( NTE 38' HIGH), ROOF DECK ACCESSED BY A PILOTHOUSE( NTE 90 SF ); DECK AT SECOND FLOOR REAR FOR A SINGLE FAMILY HOUSEHOLD LIVING.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"746698","date":"2017-07-31","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-03-08","scope":"FOR THE ERECTION OF A NEW, FOUR (4) STORY ATTACHED STRUCTURE WITH ROOF DECK AND PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY) TO BE USED AS SINGLE-FAMILY HOUSEHOLD LIVING, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ANY AND ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK; TO BE FULLY SPRINKLERED WITH NFPA 13D MINIMUM OR BETTER."},{"number":"929959","date":"2018-12-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-08","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A SINGLE-FAMILY DWELLING SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R STANDARD."},{"number":"943015","date":"2019-01-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-04-05","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (SFD)"},{"number":"944340","date":"2019-01-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-15","scope":"INSTALLATION OF HOUSE DRAIN WATER DISTRIBUTION LINES FROM CURB TO FRONT WALL AS PER 2004 PPC"},{"number":"MP-2020-002569","date":"2020-07-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-08","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.Install all new HVAC, new heater, new air conditioners. Installing 20 vents and register covers. Install new ductwork. 2 AC Condenser Units to be installed. (1) 1.5-ton condenser and (1) 2-ton condenser 2 gas furnaces to be installed. (1) 40,000 BTU furnace and (1) 60,000 BTU furnace"},{"number":"EP-2020-005534","date":"2020-08-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-29","scope":"200amp service, recess lighting, switches, outlets, gfci's, smoke detectors and carbons, all cable and phone wiring, AS PER 2014 NEC"},{"number":"PP-2020-014609","date":"2021-03-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-08","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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"land","p":31000},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"sale","p":405000}],"rented":true,"licenses":[{"number":"862757","type":"Rental","status":"Inactive","businessName":"Kelly 26th Street Ventures LLC","legalName":"Kelly 26th Street Ventures LLC ","address":"2621 LATONA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-03-03","latestIssueDate":"2024-01-26","expirationDate":"2025-03-02","inactiveDate":"2025-05-01"},{"number":"946866","type":"Rental","status":"Active","businessName":"2621 Latona LLC","legalName":"2621 Latona LLC","address":"2621 LATONA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-03-15","latestIssueDate":"2026-01-29","expirationDate":"2027-03-14","inactiveDate":null}],"licenseActivity":[{"number":"946866","type":"Rental","businessName":"2621 Latona LLC","legalName":"2621 Latona LLC","issuedDate":"2024-03-15","latestIssueDate":"2026-01-29","closureDate":null,"expirationDate":"2027-03-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"862757","type":"Rental","businessName":"Kelly 26th Street Ventures LLC","legalName":"Kelly 26th Street Ventures LLC ","issuedDate":"2021-03-03","latestIssueDate":"2024-01-26","closureDate":"2025-05-01","expirationDate":"2025-03-02","inactiveDate":"2025-05-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 2637% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $20,800 to $569,300","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":"Use permit #726710: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 943015 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Feb 21, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 6, 2009.","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 17 historical violations across 8 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"}]}