{"asOf":"2026-07-27T21:48:27.277Z","block":"2600-2699 SEARS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-sears-st","address":"2648 SEARS ST","parcelNumber":"362096405","source":"https://property.phila.gov/?p=362096405","ownerType":"owner-occupied","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":"LUONG DAT","coOwner":"LUONG VY BUI","marketValue":185000,"landAssessment":37000,"improvementAssessment":148000,"livableArea":1096,"yearBuilt":2021,"lastSale":{"price":185000,"date":"2021-01-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"2140717","date":"2011-07-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2140718","date":"2011-07-13","code":"PM-302.2/4","title":"EXT 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CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4197735","date":"2017-01-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"598761","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-08-10","completedDate":"2017-09-01","violations":[{"number":"4416219","date":"2017-08-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4416218","date":"2017-08-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":4,"worst":null}],"investigations":[],"taxOwed":314.26,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":314.26,"principalDue":184.29,"penaltyDue":11.06,"interestDue":9.67,"otherChargesDue":109.24,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-08-24","assessmentYear":2022,"totalAssessment":21100,"taxableAssessment":21100,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":295.36,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93631085808482,"lng":-75.18867693059954,"geom":{"type":"Polygon","coordinates":[[[-75.188638308,39.936375446],[-75.188668311,39.936239405],[-75.188714897,39.936246232],[-75.18868668,39.936380977],[-75.188638308,39.936375446]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":1,"stories":2,"lotArea":707,"zoning":"RSA5","grade":null,"basement":"1","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2648 SEARS 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":8000,"taxable":0,"land":8000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":8000,"exemptImprovement":0},{"y":2017,"v":21100,"taxable":0,"land":21100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":21100,"exemptImprovement":0},{"y":2018,"v":21100,"taxable":0,"land":21100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":21100,"exemptImprovement":0},{"y":2019,"v":21100,"taxable":0,"land":21100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":21100,"exemptImprovement":0},{"y":2020,"v":21100,"taxable":10550,"land":21100,"improvement":0,"taxableLand":10550,"taxableImprovement":0,"exemptLand":10550,"exemptImprovement":0},{"y":2021,"v":21100,"taxable":21100,"land":21100,"improvement":0,"taxableLand":21100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":21100,"taxable":21100,"land":21100,"improvement":0,"taxableLand":21100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":185000,"taxable":37000,"land":37000,"improvement":148000,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":148000},{"y":2024,"v":185000,"taxable":37000,"land":37000,"improvement":148000,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":148000},{"y":2025,"v":318000,"taxable":63600,"land":63600,"improvement":254400,"taxableLand":63600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":254400},{"y":2026,"v":318000,"taxable":63600,"land":63600,"improvement":254400,"taxableLand":63600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":254400},{"y":2027,"v":185000,"taxable":37000,"land":37000,"improvement":148000,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":148000}],"taxNow":890,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-000366","date":"2020-07-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-01-21","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING"},{"number":"RP-2020-000556","date":"2020-08-11","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-01-21","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR FIRE SUPPRESSION WORK. UNDERPINNING IS NOT PART OF THIS PERMIT.BUILDING TO BE SPRINKERED IN ACCORDANCE WITH MINMUM 13D SYSTEM. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. Amend Permit - 1-2-2021 Revised DPRC-SI"},{"number":"MP-2020-003304","date":"2020-08-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-21","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 One new heatpump system 1.5 Ton,18,000 BTU, 600cfm, airhandler located on ground floor, outdoor unit located in the back of the house on the a pad. (SFD)"},{"number":"EP-2020-006996","date":"2020-09-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-22","scope":"INSTALL 200A 120/240V 1 PH MAIN SERVICE. INSTALL 40 CIRCUIT MAIN BREAKER PANEL. INSTALL ALL WIRING THROUGHOUT SFD. INSTALL CABLE TV WIRING AS PER 2014 NEC"},{"number":"FP-2020-001575","date":"2020-09-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-21","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13D (using a new 1\" combined fire/water service line as per PWD approved site utility plan dated 3/26/2020), and L&I Code Bulletin No. 1001-R1, throughout a new two (2) story attached structure to be used as Group R-3 (SFD), as per plans and hydraulic calculations; see RP-2020-000556 for new construction permit."},{"number":"PP-2020-009048","date":"2020-09-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-21","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."},{"number":"EP-2020-005893","date":"2020-12-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Installation of electrical system in accordance with 2014 NEC,"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"land","p":900},{"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":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"sale","p":185000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 72% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $185,000 to $318,000","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: EP-2020-005893 (Issued).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$314.26 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 12 historical violations across 6 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"}]}