{"asOf":"2026-07-27T14:52:31.029Z","block":"1200-1299 S 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-28th-st","address":"1233 S 28TH ST","parcelNumber":"362135100","source":"https://property.phila.gov/?p=362135100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"SKIRA HOLDINGS LLC","coOwner":null,"marketValue":367800,"landAssessment":73560,"improvementAssessment":294240,"livableArea":1376,"yearBuilt":1925,"lastSale":{"price":37000,"date":"2018-07-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"3967424","date":"2016-06-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3967425","date":"2016-06-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481838","date":"2017-08-04","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481839","date":"2017-08-04","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211944615","date":"2017-12-01","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":"2022-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211944616","date":"2017-12-01","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":"2022-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"538028","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-06-09","completedDate":"2017-01-05","violations":[{"number":"3967424","date":"2016-06-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3967425","date":"2016-06-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"597665","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-08-04","completedDate":"2017-12-01","violations":[{"number":"4481838","date":"2017-08-04","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4481839","date":"2017-08-04","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"613982","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2017-12-01","completedDate":"2022-12-08","violations":[{"number":"211944615","date":"2017-12-01","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":"2022-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211944616","date":"2017-12-01","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":"2022-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2016,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2017,"n":4,"worst":null}],"investigations":[{"caseNumber":"538028","date":"2016-06-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"538028","date":"2017-01-05","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"597665","date":"2017-08-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"597665","date":"2017-09-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"597665","date":"2017-10-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"597665","date":"2017-12-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"613982","date":"2017-12-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"613982","date":"2018-01-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"613982","date":"2018-02-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"613982","date":"2022-12-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":3,"passes":2},{"y":2018,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93802836607914,"lng":-75.19004229126978,"geom":{"type":"Polygon","coordinates":[[[-75.189930718,39.938035925],[-75.189939521,39.937992903],[-75.190152811,39.938019974],[-75.190143934,39.938064364],[-75.189930718,39.938035925]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":2,"lotArea":976,"zoning":"RM1","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1363 BUTTONWOOD DR, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[],"taxYears":[{"year":2014,"total":2177.06,"principal":1420.8,"interest":277.06,"penalty":99.46},{"year":2015,"total":1861.52,"principal":1420.8,"interest":149.19,"penalty":99.46},{"year":2016,"total":1704.49,"principal":1484.21,"interest":22.26,"penalty":14.84}],"taxNet":5743.07,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":92200,"taxable":92200,"land":11126,"improvement":81074,"taxableLand":11126,"taxableImprovement":81074,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":92200,"taxable":92200,"land":18071,"improvement":74129,"taxableLand":18071,"taxableImprovement":74129,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":92200,"taxable":92200,"land":18071,"improvement":74129,"taxableLand":18071,"taxableImprovement":74129,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":124600,"taxable":124600,"land":24400,"improvement":100200,"taxableLand":24400,"taxableImprovement":100200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":67500,"taxable":67500,"land":14553,"improvement":52947,"taxableLand":14553,"taxableImprovement":52947,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":67500,"taxable":67500,"land":14553,"improvement":52947,"taxableLand":14553,"taxableImprovement":52947,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":67500,"taxable":67500,"land":14553,"improvement":52947,"taxableLand":14553,"taxableImprovement":52947,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":321300,"taxable":65908,"land":64260,"improvement":257040,"taxableLand":64260,"taxableImprovement":1648,"exemptLand":0,"exemptImprovement":255392},{"y":2024,"v":321300,"taxable":65908,"land":64260,"improvement":257040,"taxableLand":64260,"taxableImprovement":1648,"exemptLand":0,"exemptImprovement":255392},{"y":2025,"v":420700,"taxable":86297,"land":84140,"improvement":336560,"taxableLand":84140,"taxableImprovement":2157,"exemptLand":0,"exemptImprovement":334403},{"y":2026,"v":420700,"taxable":86297,"land":84140,"improvement":336560,"taxableLand":84140,"taxableImprovement":2157,"exemptLand":0,"exemptImprovement":334403},{"y":2027,"v":367800,"taxable":75446,"land":73560,"improvement":294240,"taxableLand":73560,"taxableImprovement":1886,"exemptLand":0,"exemptImprovement":292354}],"taxNow":1208,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1009777","date":"2019-09-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-12-30","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. . STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS."},{"number":"1028649","date":"2019-11-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-11-20","scope":"FOR A TWO (2) FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE."},{"number":"1028968","date":"2019-12-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-01-27","scope":"FOR CHANGE OF OCCUPANCY (NO CHANGE IN OCCUPANCY CLASSIFICATION) AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITIONS, SISTERING OF JOIST, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL MEP WORK."},{"number":"1044134","date":"2020-01-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-27","scope":"NEW DRAIN & WATER LINES TO FIXTURES 2-TOILETS, 2-LAVS, 2-TUB, 2-KITCHEN SINK, 2-LAUNDRY & 2-WATER HEATER & STACK THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"EP-2020-002322","date":"2020-05-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-29","scope":"Install a 200 amp service and new wire throughout an existing two family dwelling per 2014 NEC."},{"number":"MP-2020-000975","date":"2020-08-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-27","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 2 new heat pump systems with all new duct work."},{"number":"ZP-2021-005338","date":"2021-05-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"viol","w":"4 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2018,"k":"sale","p":37000},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"871118","type":"Rental","status":"Expired","businessName":"Steven Kravets","legalName":"Steven Kravets","address":"1233 S 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-06-17","latestIssueDate":"2025-06-25","expirationDate":"2026-06-16","inactiveDate":null}],"licenseActivity":[{"number":"871118","type":"Rental","businessName":"Steven Kravets","legalName":"Steven Kravets","issuedDate":"2021-06-17","latestIssueDate":"2025-06-25","closureDate":"2026-06-16","expirationDate":"2026-06-16","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 376% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $67,500 to $321,300","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 #1028649: 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 6 historical violations across 3 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, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 8, 2022.","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":"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/"},{"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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}