{"asOf":"2026-07-25T04:51:02.397Z","block":"2100-2199 CROSS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-cross-st","address":"2117 CROSS ST","parcelNumber":"363055717","source":"https://property.phila.gov/?p=363055717","ownerType":"absentee","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":"ONA RYAN","coOwner":"ONA SUZANNE","marketValue":440300,"landAssessment":88060,"improvementAssessment":352240,"livableArea":1485,"yearBuilt":2020,"lastSale":{"price":435000,"date":"2023-07-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"4907458","date":"2018-12-21","code":"9-1004.2/7","title":"CONTRACTOR AND SUBCONTRAC INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737765","date":"2018-07-12","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"668214","type":"STANDARD","priority":"STANDARD","responsibility":"AIU","status":"CLOSED","createdDate":"2018-12-21","completedDate":"2019-01-09","violations":[{"number":"4907458","date":"2018-12-21","code":"9-1004.2/7","title":"CONTRACTOR AND SUBCONTRAC INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"864286","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4737765","date":"2018-07-12","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"668214","date":"2018-12-21","type":"AIU INSP","status":"FAILED"},{"caseNumber":"668214","date":"2019-01-09","type":"AIU INSP","status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93256921520587,"lng":-75.18022618374694,"geom":{"type":"Polygon","coordinates":[[[-75.180187158,39.932632517],[-75.180215852,39.932499929],[-75.180265444,39.932506941],[-75.180236299,39.932638148],[-75.180187158,39.932632517]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":null,"stories":3,"lotArea":658,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1023 CLINTON ST, HOCKEN NJ, 07030","mailOut":true,"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":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":390000,"taxable":74100,"land":74100,"improvement":315900,"taxableLand":74100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":315900},{"y":2022,"v":390000,"taxable":74100,"land":74100,"improvement":315900,"taxableLand":74100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":315900},{"y":2023,"v":516200,"taxable":103240,"land":103240,"improvement":412960,"taxableLand":103240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":412960},{"y":2024,"v":516200,"taxable":103240,"land":103240,"improvement":412960,"taxableLand":103240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":412960},{"y":2025,"v":460900,"taxable":92180,"land":92180,"improvement":368720,"taxableLand":92180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":368720},{"y":2026,"v":460900,"taxable":92180,"land":92180,"improvement":368720,"taxableLand":92180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":368720},{"y":2027,"v":440300,"taxable":88060,"land":88060,"improvement":352240,"taxableLand":88060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":352240}],"taxNow":1290,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"801958","date":"2017-08-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-08-09","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. FOR CONTINUED USE AS A SINGLY FAMILY HOUSEHOLD LIVIING."},{"number":"864286","date":"2018-06-15","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2020-02-24","scope":"NEW CONSTRUCTION OF A THREE (3) STORY SINGLE FAMILY DWELLING (IRC 2009 TOWNHOUSE CONSTRUCTION) WITH ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"904721","date":"2018-09-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-17","scope":"FOR THE DOCUMENTATION OF AN INCREASE IN HEIGHT OF STRUCTURE FROM PREVIOUSLY APPROVED PERMIT #801958"},{"number":"902245","date":"2018-11-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-12-11","scope":"AMEND NEW CONSTRUCTION PERMIT NO. 864286 TO INCREASE THE HEIGHT OF THE BUILDING AS PER APPROVED PLANS."},{"number":"906586","date":"2018-11-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-24","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":"940175","date":"2019-01-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-24","scope":"INSTALL A NEW 200AMP SERVICE, WIRE, OUTLETS, SWITCHES, LIGHT FIXTURES, AND SMOKE DETECTORS AS PER 2008 NEC."},{"number":"942244","date":"2019-01-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-24","scope":"EXTERIOR INSTALLATION OF HOUSE DRAIN, CURB TRAP, FULL 1\" WATER SERVICE; INTERIOR INSTALLATION OF 3-W/C, 4-LAVS, 1-BTUB, 2-SHOWERS, 1-LAUNDRY, 1-KIT SINK, 1-DW, 1 HW HEATER, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"951913","date":"2019-02-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-24","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"}],"storyTag":"New construction","storyDelta":0.09,"timeline":[{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"sale","p":400000},{"y":2023,"k":"sale","p":435000}],"rented":true,"licenses":[{"number":"931509","type":"Rental","status":"Active","businessName":"Ryan Ona","legalName":"Ryan Ona","address":"2117 CROSS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-08-22","latestIssueDate":"2026-07-08","expirationDate":"2027-08-21","inactiveDate":null}],"licenseActivity":[{"number":"931509","type":"Rental","businessName":"Ryan Ona","legalName":"Ryan Ona","issuedDate":"2023-08-22","latestIssueDate":"2026-07-08","closureDate":null,"expirationDate":"2027-08-21","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 32% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $390,000 to $516,200","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 #801958: 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1023 CLINTON ST, HOCKEN NJ, 07030).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 9, 2019.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 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"}]}