{"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":"1252 S 28TH ST","parcelNumber":"362140800","source":"https://property.phila.gov/?p=362140800","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"1252 S 28TH ST LLC","coOwner":null,"marketValue":190800,"landAssessment":38160,"improvementAssessment":152640,"livableArea":1128,"yearBuilt":1925,"lastSale":{"price":133000,"date":"2022-03-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"4495029","date":"2017-11-01","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4495028","date":"2017-11-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"610372","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-11-01","completedDate":"2017-12-07","violations":[{"number":"4495029","date":"2017-11-01","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4495028","date":"2017-11-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"610372","date":"2017-10-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"610372","date":"2017-12-06","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93780009953402,"lng":-75.1905230170622,"geom":{"type":"Polygon","coordinates":[[[-75.190401693,39.937805301],[-75.19041036,39.937764793],[-75.190644083,39.937794671],[-75.190635195,39.937835546],[-75.190401693,39.937805301]]]},"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":990,"zoning":"RSA5","grade":"C+","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"9160 BICKLEY STREET, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":743.87,"principal":600.06,"interest":9,"penalty":6}],"taxNet":743.87,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70200,"taxable":70200,"land":11187,"improvement":59013,"taxableLand":11187,"taxableImprovement":59013,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70200,"taxable":70200,"land":13759,"improvement":56441,"taxableLand":13759,"taxableImprovement":56441,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70200,"taxable":70200,"land":13759,"improvement":56441,"taxableLand":13759,"taxableImprovement":56441,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":73800,"taxable":73800,"land":14400,"improvement":59400,"taxableLand":14400,"taxableImprovement":59400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":79400,"taxable":79400,"land":15493,"improvement":63907,"taxableLand":15493,"taxableImprovement":63907,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":79400,"taxable":79400,"land":15493,"improvement":63907,"taxableLand":15493,"taxableImprovement":63907,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":79400,"taxable":79400,"land":15493,"improvement":63907,"taxableLand":15493,"taxableImprovement":63907,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":146300,"taxable":146300,"land":29260,"improvement":117040,"taxableLand":29260,"taxableImprovement":117040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":146300,"taxable":146300,"land":29260,"improvement":117040,"taxableLand":29260,"taxableImprovement":117040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":172500,"taxable":172500,"land":34500,"improvement":138000,"taxableLand":34500,"taxableImprovement":138000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":172500,"taxable":172500,"land":34500,"improvement":138000,"taxableLand":34500,"taxableImprovement":138000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":190800,"taxable":190800,"land":38160,"improvement":152640,"taxableLand":38160,"taxableImprovement":152640,"exemptLand":0,"exemptImprovement":0}],"taxNow":2415,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"832743","date":"2017-11-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-07","scope":"MAKE SAFE PERMIT - MAKE SAFE PERMIT - PERMIT APPLICATION IN RESPONSE TO UNSAFE VIOLATIONS ON CASE #610372. TO COMPLY VIOLATION, REMOVE EXISTING 2 STORY FRONT MASONRY WALL 15' X 26'. REPLACE WITH NEW 8 INCH CMU WALL ON EXISTING FOUNDATION TO THE UNDERSIDE OF THE CORNICE. WINDOWS AND DOOR OPENINGS AT SAME LOCATIONS. NEW DOOR OPENING FOR 36 INCH DOOR. HORIZONTAL REINFORCEMENT EVERY 24 INCHES. INSTALL RETURNS INTO PARTY WALLS FOR STRUCTURAL CONNECTION. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTACT CSU INSPECTOR FOR INITIAL INSPECTION AT LEAST 24 HOURS PRIOR TO STARTING WORK. NO OTHER WORK ON THIS PERMIT. SEPARATE PERMITS REQUIRED FOR ALTERATIONS, PLUMBING, ELECTRIC AND HVAC."},{"number":"RP-2023-007395","date":"2023-08-31","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATIONS, DETAILS AS SHOWN ON PLANS."},{"number":"PP-2023-012538","date":"2023-11-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replacement of seven fixtures"},{"number":"EP-2023-008584","date":"2023-11-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-10","scope":"<<<AMEND>>> Complete house Rewire with Afci breakers with replacement of existing 100a breaker panel with new 100a breaker panel with new grounding and bonding as per 2017nec Replacement of old lighting fixtures with new Replacement of old outlets with new AS PER NEC 2017"},{"number":"MP-2023-004825","date":"2023-12-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-06-05","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. New Goodman 96% 80k furnace, 3 ton AC, ductwork, and 8 diffusers. Outdoor condenser unit to be installed in the rear yard."},{"number":"PP-2024-012528","date":"2024-09-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"install 5\" curb trap, 4\" vent, 4\" housedrain"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2022,"k":"sale","p":133000},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: RP-2023-007395 (Issued), PP-2023-012538 (Issued), PP-2024-012528 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 6, 2017.","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/"}],"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"}]}