{"asOf":"2026-07-25T18:19:56.096Z","block":"2600-2699 LATONA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-latona-st","address":"2647 LATONA ST","parcelNumber":"362054900","source":"https://property.phila.gov/?p=362054900","ownerType":"absentee","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":"RANIERIE ANGELA","coOwner":null,"marketValue":409000,"landAssessment":81800,"improvementAssessment":327200,"livableArea":1569,"yearBuilt":2022,"lastSale":{"price":57500,"date":"2018-01-23T05:00:00Z"},"openViolations":0,"violations":[{"number":"3051017","date":"2009-05-11","code":"CP-102","title":"LICENSE - VACANT LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3051018","date":"2009-05-11","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3814433","date":"2016-01-07","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3814434","date":"2016-01-07","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"198815","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-05-11","completedDate":null,"violations":[{"number":"3051017","date":"2009-05-11","code":"CP-102","title":"LICENSE - VACANT LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3051018","date":"2009-05-11","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"515956","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-01-07","completedDate":"2016-03-14","violations":[{"number":"3814433","date":"2016-01-07","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3814434","date":"2016-01-07","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.937670445969275,"lng":-75.18839136947442,"geom":{"type":"Polygon","coordinates":[[[-75.188353935,39.937726682],[-75.188379117,39.937607475],[-75.188428583,39.937614029],[-75.188403947,39.937733183],[-75.188353935,39.937726682]]]},"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":609,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1200 PARK DR, CHERRY HILL NJ, 08002","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"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":13600,"taxable":13600,"land":13600,"improvement":0,"taxableLand":13600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":13600,"taxable":13600,"land":13600,"improvement":0,"taxableLand":13600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":13600,"taxable":13600,"land":13600,"improvement":0,"taxableLand":13600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":13600,"taxable":13600,"land":13600,"improvement":0,"taxableLand":13600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":13600,"taxable":13600,"land":13600,"improvement":0,"taxableLand":13600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":13600,"taxable":13600,"land":13600,"improvement":0,"taxableLand":13600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":100900,"taxable":100900,"land":100900,"improvement":0,"taxableLand":100900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":460000,"taxable":92000,"land":92000,"improvement":368000,"taxableLand":92000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":368000},{"y":2025,"v":411600,"taxable":82320,"land":82320,"improvement":329280,"taxableLand":82320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":329280},{"y":2026,"v":411600,"taxable":82320,"land":82320,"improvement":329280,"taxableLand":82320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":329280},{"y":2027,"v":409000,"taxable":81800,"land":81800,"improvement":327200,"taxableLand":81800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":327200}],"taxNow":1152,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-000427","date":"2020-05-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-07-26","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"RP-2020-000820","date":"2020-08-24","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-07-26","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK."},{"number":"FP-2020-001437","date":"2020-12-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-26","scope":"THE INSTALLATION OF A ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13 D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"PP-2021-021586","date":"2021-11-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-20","scope":"Install 4 toilets 4 tubs 4 lavatory sinks 1 water heater 1 kitchen sink 1 washer hook up 1 inch water combo 6 inch sewer combo"},{"number":"EP-2021-015105","date":"2021-12-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-10","scope":"46 4INCH RECESS LIGHTS & LED TRIMS 200AMP 40/80 PANEL PIPED IN PVC ON-Q COMMUNICATION BOX & 5 TV DATA DROPS 4 BATHROOM EXHAUST FANS 3 CEILING FAN PREWIRE DISHWASHER & DISPOSAL ELECTRIC HOT WATER HEATER COMPLETE WIRING OF HOUSE IN ACCORDANCE WITH 2014 NEC CODE INCLUDING SWITCHES, OUTLETS, LIGHTS & SMOKE DETECTORS"},{"number":"MP-2020-002746","date":"2022-01-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"land","p":57500},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"635938","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MARGARET ANDERSON","legalName":"MARGARET ANDERSON","address":"2647 LATONA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-07-23","latestIssueDate":"2014-07-23","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"0972891","type":"Rental","status":"Active","businessName":"lat holdings llc","legalName":"lat holdings llc","address":"2647 LATONA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-03-04","latestIssueDate":"2026-01-20","expirationDate":"2027-03-03","inactiveDate":null}],"licenseActivity":[{"number":"0972891","type":"Rental","businessName":"lat holdings llc","legalName":"lat holdings llc","issuedDate":"2025-03-04","latestIssueDate":"2026-01-20","closureDate":null,"expirationDate":"2027-03-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"635938","type":"Vacant Residential Property / Lot","businessName":"MARGARET ANDERSON","legalName":"MARGARET ANDERSON","issuedDate":"2014-07-23","latestIssueDate":"2014-07-23","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 356% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $100,900 to $460,000","no permit shown in 2023-2025"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1200 PARK DR, CHERRY HILL NJ, 08002).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 #635938: Inactive since Apr 29, 2015","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":"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"}]}