{"asOf":"2026-07-25T04:51:02.397Z","block":"2100-2199 CROSS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-cross-st","address":"2113 CROSS ST","parcelNumber":"363055505","source":"https://property.phila.gov/?p=363055505","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"NGO VAN","coOwner":"WANG YANG","marketValue":494500,"landAssessment":98900,"improvementAssessment":395600,"livableArea":2106,"yearBuilt":2021,"lastSale":{"price":457500,"date":"2021-06-11T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.932557246720634,"lng":-75.18013157272397,"geom":{"type":"Polygon","coordinates":[[[-75.180092059,39.932620133],[-75.180121763,39.932488004],[-75.180170912,39.932493973],[-75.180141614,39.93262645],[-75.180092059,39.932620133]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":658,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2113 CROSS ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"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":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":505100,"taxable":101020,"land":101020,"improvement":404080,"taxableLand":101020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":404080},{"y":2025,"v":522200,"taxable":104440,"land":104440,"improvement":417760,"taxableLand":104440,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":417760},{"y":2026,"v":522200,"taxable":104440,"land":104440,"improvement":417760,"taxableLand":104440,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":417760},{"y":2027,"v":494500,"taxable":98900,"land":98900,"improvement":395600,"taxableLand":98900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":395600}],"taxNow":1462,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"947767","date":"2019-08-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-01","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"992023","date":"2019-08-29","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-08","scope":"NEW CONSTRUCTION OF A THREE (3) STORY, SINGLE FAMILY DWELLING (IRC 2015 REVIEW) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH A NFPA 13D SPRINKLER SYSTEM THROUGHOUT. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK AND FOR ANY UNDERPINNING OR DEMOLITION PERMITS**"},{"number":"1038111","date":"2019-12-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-22","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 (1) 80K BTU 92% EFF 3TON HVAC SYSTEM. UNITS MOUNTED ON A PAD IN THE REAR YARD."},{"number":"1031268","date":"2020-01-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-06-08","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT NEW THREE STORY TOWNHOUSE TO INCLUDE NEW 1-INCH COMBINED LINE AS PER APPROVED PLANS."},{"number":"1047312","date":"2020-02-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-22","scope":"INSTALL 15 FIXTURES AS PER 2004 PPC"},{"number":"1037847","date":"2020-02-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"TO DOCUMENT THE INCREASE IN HEIGHT (NOT TO EXCEED 38 FT) WITH NO CHANGE OF USE OR BUILDING CONFIGURATION AS PART OF THE ORIGINAL ZONING PERMIT (SEE A/P# 947767)(SIZE AND LOCATION AS SHOWN ON PLANS)\""},{"number":"1049048","date":"2020-02-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-02-24","scope":"INSTALL NEW 200AMP SERVICE WITH 40CIRCUITS AND WIRE THROUGHOUT A SFD WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES,CO DETECTORS,TV AND PHONE AS PER 2014 NEC (SOUTH DISTRICT)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"land","p":75000},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"sale","p":457500}],"rented":true,"licenses":[{"number":"925683","type":"Rental","status":"Active","businessName":"Yang Wang","legalName":"Yang Wang","address":"2113 CROSS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-06-07","latestIssueDate":"2026-05-18","expirationDate":"2027-06-06","inactiveDate":null}],"licenseActivity":[{"number":"925683","type":"Rental","businessName":"Yang Wang","legalName":"Yang Wang","issuedDate":"2023-06-07","latestIssueDate":"2026-05-18","closureDate":null,"expirationDate":"2027-06-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1311% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $35,800 to $505,100","no permit shown in 2023-2025"],"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 #947767: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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/"}],"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"}]}