{"asOf":"2026-07-25T22:38:16.061Z","block":"2600-2699 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-reed-st","address":"2621 REED ST","parcelNumber":"362112000","source":"https://property.phila.gov/?p=362112000","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"FRANKIE D PROPERTIES LLC","coOwner":null,"marketValue":105300,"landAssessment":105300,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":90000,"date":"2025-06-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"519264","date":"2007-03-16","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"519263","date":"2007-03-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"105644","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-03-16","completedDate":"2010-02-23","violations":[{"number":"519264","date":"2007-03-16","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"519263","date":"2007-03-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935699234509315,"lng":-75.18820010958146,"geom":{"type":"Polygon","coordinates":[[[-75.188154419,39.935784393],[-75.188193528,39.935606257],[-75.188245421,39.935613929],[-75.188207364,39.935791379],[-75.188154419,39.935784393]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":970,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"4554 TORRESDALE AVE, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":11100,"taxable":11100,"land":11100,"improvement":0,"taxableLand":11100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":21600,"taxable":21600,"land":21600,"improvement":0,"taxableLand":21600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":21600,"taxable":21600,"land":21600,"improvement":0,"taxableLand":21600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":21600,"taxable":21600,"land":21600,"improvement":0,"taxableLand":21600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":21600,"taxable":21600,"land":21600,"improvement":0,"taxableLand":21600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":21600,"taxable":21600,"land":21600,"improvement":0,"taxableLand":21600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":21600,"taxable":21600,"land":21600,"improvement":0,"taxableLand":21600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":118100,"taxable":118100,"land":118100,"improvement":0,"taxableLand":118100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":118100,"taxable":118100,"land":118100,"improvement":0,"taxableLand":118100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":129400,"taxable":129400,"land":129400,"improvement":0,"taxableLand":129400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":129400,"taxable":129400,"land":129400,"improvement":0,"taxableLand":129400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":105300,"taxable":105300,"land":105300,"improvement":0,"taxableLand":105300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1811,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-005949","date":"2025-07-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-06-26","scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"RP-2025-006078","date":"2025-09-15","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-06-26","scope":"FOR THE CONSTRUCTION OF AN ATTACHED STUCTURE WITH CELLAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING. AS PER APPROVE PLANS. ***************SEPARATE PERMITS FOR ELECTRICAL AND PLUMBING WORK. ***********************************************"},{"number":"PP-2025-009990","date":"2025-10-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-20","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2025-006078"},{"number":"PP-2025-009991","date":"2025-10-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-25","scope":"Plumbing Permit (Interior) for combo RP-2025-006078"},{"number":"PP-2025-009989","date":"2025-10-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-20","scope":"Plumbing Permit (Water Distribution) for combo RP-2025-006078"},{"number":"FP-2025-002109","date":"2025-10-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-06-25","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 TDHROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 1\" COMBINED FIRE SERVICE LINE AS PER APPROVED PLANS. **ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.**"},{"number":"EP-2025-007514","date":"2026-01-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-22","scope":"Electrical Permit for combo RP-2025-006078"},{"number":"MP-2025-004071","date":"2026-01-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-06-25","scope":"Mechanical / Fuel Gas Permit for combo RP-2025-006078"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"sale","p":90000},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 447% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $21,600 to $118,100","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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/"}]}