{"asOf":"2026-07-26T20:58:54.854Z","block":"1800-1899 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-reed-st","address":"1848 REED ST","parcelNumber":"363002600","source":"https://property.phila.gov/?p=363002600","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"EISENMANN CHRISTA","coOwner":null,"marketValue":434400,"landAssessment":86880,"improvementAssessment":347520,"livableArea":1752,"yearBuilt":2012,"lastSale":{"price":230000,"date":"2012-02-16T05:00:00Z"},"openViolations":2,"violations":[{"number":"809930","date":"2008-01-22","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"809929","date":"2008-01-22","code":"CP-01","title":"CLIP 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CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"809929","date":"2008-01-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"493272","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-07-23","completedDate":"2015-09-17","violations":[{"number":"3693221","date":"2015-07-20","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3693220","date":"2015-07-20","code":"PM-304.3/1","title":"EXT S-WALLS REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-058879","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-27","completedDate":null,"violations":[{"number":"VI-2026-036035","date":"2026-05-27","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCTURES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036036","date":"2026-05-27","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"493272","date":"2015-07-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"493272","date":"2015-08-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"493272","date":"2015-09-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2026-058879","date":"2026-05-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.933795335237434,"lng":-75.17571999141566,"geom":{"type":"Polygon","coordinates":[[[-75.175674351,39.933871245],[-75.175707736,39.933712424],[-75.175765626,39.933719785],[-75.175731015,39.933878401],[-75.175674351,39.933871245]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-003558","type":"Sprinkler Certification","inspectionDate":"2021-02-11","result":"Certified","expirationDate":"2022-02-11","buildingId":"1527214"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":null,"stories":3,"lotArea":928,"zoning":"RSA5","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"1848 REED ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":237600,"taxable":11489,"land":11489,"improvement":226111,"taxableLand":11489,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":226111},{"y":2017,"v":237600,"taxable":44015,"land":44015,"improvement":193585,"taxableLand":44015,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":193585},{"y":2018,"v":237600,"taxable":44015,"land":44015,"improvement":193585,"taxableLand":44015,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":193585},{"y":2019,"v":348600,"taxable":64500,"land":64500,"improvement":284100,"taxableLand":64500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":284100},{"y":2020,"v":375000,"taxable":69385,"land":69385,"improvement":305615,"taxableLand":69385,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":305615},{"y":2021,"v":375000,"taxable":69385,"land":69385,"improvement":305615,"taxableLand":69385,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":305615},{"y":2022,"v":375000,"taxable":324064,"land":69385,"improvement":305615,"taxableLand":69385,"taxableImprovement":254679,"exemptLand":0,"exemptImprovement":50936},{"y":2023,"v":489500,"taxable":409500,"land":97900,"improvement":391600,"taxableLand":97900,"taxableImprovement":311600,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":489500,"taxable":409500,"land":97900,"improvement":391600,"taxableLand":97900,"taxableImprovement":311600,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":427700,"taxable":327700,"land":85540,"improvement":342160,"taxableLand":85540,"taxableImprovement":242160,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":427700,"taxable":327700,"land":85540,"improvement":342160,"taxableLand":85540,"taxableImprovement":242160,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":434400,"taxable":334400,"land":86880,"improvement":347520,"taxableLand":86880,"taxableImprovement":247520,"exemptLand":0,"exemptImprovement":100000}],"taxNow":4587,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"322673","date":"2011-02-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-03","scope":"FOR THE ERECTION OF A 3 STORY SFD WITH CELLAR AND ROOF DECKDS ABOVE THE 2ND AND 3RD FLOOR ROOFS WITH SPIRAL STAIRCASE CONNECTING SECOND AND THIRD FLOOR ROOF DECKS AS PER PLANS."},{"number":"323317","date":"2011-02-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-09-27","scope":"FOR THE ERECTION OF A 3 STORY DWELLING WITH CELLAR AND ROOF DECKS AVBOVE SECOND AND THID FLOORS WITH EXTERIOR SPIRAL STAIRCASE CONNECTING ROOF DECKS AS PER ENCLOSED PLANS."},{"number":"325583","date":"2011-02-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-08-03","scope":"ROUGH PLUMBING AND INSTALL FIXTURES FOR 3 WATER CLOSETS, 3 LAV SINKS, 2 BATHTUBS, 1 KITCHEN , 1 LAUNDRY BOX"},{"number":"326121","date":"2011-02-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-07-12","scope":"REWIRE 200 AMP SERVICE AS PER 2008 NEC (SOUTH DIST)"},{"number":"331150","date":"2011-03-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-08-03","scope":"INSTALL 2 HVAC UNITS WITH ASSOCIATED DUCTWORK(SFD)"},{"number":"333196","date":"2011-04-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-04-25","scope":"INSTALL NEW 5\" LATERAL,INSTALL NEW 3/4 DOMESTIC WATER"},{"number":"332425","date":"2011-08-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-27","scope":"INSTALL NEW FIRE SPRINKLER SYSTEM (NFPA 13R) AND NEW BACKFLOW SYSTEM AS PER PLAN."},{"number":"PP-2023-004143","date":"2023-03-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-24","scope":"Replacement of 50 gal Gas water heater"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"New construction"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2012,"k":"sale","p":230000},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"555209","type":"Rental","status":"Inactive","businessName":"ALL AND ONE HOMES LLC (CARPENTER ST TOWING & RECOVERY)","legalName":"ALL AND ONE HOMES LLC","address":"1848 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-02-21","latestIssueDate":"2012-02-21","expirationDate":"2013-02-28","inactiveDate":null}],"licenseActivity":[{"number":"555209","type":"Rental","businessName":"ALL AND ONE HOMES LLC (CARPENTER ST TOWING & RECOVERY)","legalName":"ALL AND ONE HOMES LLC","issuedDate":"2012-02-21","latestIssueDate":"2012-02-21","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #322673: 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":"2 open L&I violations","finding":"6 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Feb 11, 2022","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 27, 2026.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}