{"asOf":"2026-07-25T04:51:02.397Z","block":"2100-2199 CROSS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-cross-st","address":"2103 CROSS ST","parcelNumber":"363055005","source":"https://property.phila.gov/?p=363055005","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"22","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"ROSAS ROBERTO JR","coOwner":"ETHINGTON TRAVIS AARON","marketValue":417300,"landAssessment":83400,"improvementAssessment":333900,"livableArea":1428,"yearBuilt":2020,"lastSale":{"price":415000,"date":"2023-07-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"2656497","date":"2012-12-03","code":"CP-01","title":"CLIP VIOLATION 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CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"361563","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-12-03","completedDate":null,"violations":[{"number":"2656497","date":"2012-12-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":null,"resolutionDate":null,"resolution":null},{"number":"2656498","date":"2012-12-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":null,"resolutionDate":null,"resolution":null}]},{"number":"498216","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-08-19","completedDate":"2015-12-02","violations":[{"number":"3682820","date":"2015-08-19","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3682819","date":"2015-08-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"656792","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-09-26","completedDate":"2019-02-26","violations":[{"number":"4824226","date":"2018-09-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4824227","date":"2018-09-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2018,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93252496771113,"lng":-75.17988593379403,"geom":{"type":"Polygon","coordinates":[[[-75.179846383,39.932587917],[-75.179875271,39.932455818],[-75.1799258,39.932462367],[-75.179896119,39.932594448],[-75.179846383,39.932587917]]]},"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":658,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2103 CROSS ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6700,"taxable":6700,"land":6700,"improvement":0,"taxableLand":6700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":32400,"taxable":32400,"land":32400,"improvement":0,"taxableLand":32400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":436600,"taxable":87320,"land":87320,"improvement":349280,"taxableLand":87320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":349280},{"y":2024,"v":436600,"taxable":87320,"land":87320,"improvement":349280,"taxableLand":87320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":349280},{"y":2025,"v":417300,"taxable":83460,"land":83460,"improvement":333840,"taxableLand":83460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":333840},{"y":2026,"v":417300,"taxable":83460,"land":83460,"improvement":333840,"taxableLand":83460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":333840},{"y":2027,"v":417300,"taxable":83400,"land":83400,"improvement":333900,"taxableLand":83400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":333900}],"taxNow":1168,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"929680","date":"2018-12-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-12-07","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK, AND A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN. FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"940006","date":"2019-02-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-09-13","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK, AND A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLAN. FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"952686","date":"2019-03-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-09-13","scope":"INSTALLATION OF RESIDENTIAL FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13-D THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT AND PILOT HOUSE (SINGLE-FAMILY DWELLING). THIS IS A MULTI-PURPOSE SYSTEM UTILIZING A COMBINED ONE INCH (1\") DOMESTIC AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"968748","date":"2019-04-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-13","scope":"INSTALLATION OF NEW MAIN HOUSE DRAIN FROM FRONT WALL INSIDE BUILDING TO SIDEWALK WITH HOUSE TRAP, FRESH AIR INLET AND 1\" WATER DISTRIBUTION LINE, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"983230","date":"2019-06-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-13","scope":"INSTALLATION WASTE, SOIL, AND WATER SUPPLY PIPES TO FIXTURES, 3 W/C, 3 LAV, 1 BATHTUB, 1 SHOWER, 1 LAUNDRY, 1 KITCHEN SINK, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"986141","date":"2019-06-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-09","scope":"INSTALL 200AMP SERVICE COMPLETE AND WIRE SWITCHES, OUTLETS, LIGHT & SMOKE DETECTOR AS PER NEC 2008"},{"number":"990576","date":"2019-07-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-13","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."}],"storyTag":"New construction","storyDelta":0.14,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"land","p":78000},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New construction"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2020,"k":"sale","p":365000},{"y":2023,"k":"sale","p":415000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1248% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $32,400 to $436,600","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 #929680: 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":"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 6 historical violations across 3 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"}]}