{"asOf":"2026-07-23T17:54:31.999Z","block":"2000-2099 PIERCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-pierce-st","address":"2027 PIERCE ST","parcelNumber":"363149900","source":"https://property.phila.gov/?p=363149900","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":"VESTA HOLDINGS LLC","coOwner":null,"marketValue":295000,"landAssessment":59000,"improvementAssessment":236000,"livableArea":1076,"yearBuilt":1920,"lastSale":{"price":119393,"date":"2019-04-05T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92990959608648,"lng":-75.17910676766337,"geom":{"type":"Polygon","coordinates":[[[-75.179068181,39.929970677],[-75.179097767,39.929842253],[-75.179145394,39.929848543],[-75.179115703,39.929976997],[-75.179068181,39.929970677]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":2,"baths":1,"stories":2,"lotArea":658,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"5376 WINGOHOCKING HEIGHTS, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":362.58,"principal":152.01,"interest":30.06,"penalty":20.05}],"taxNet":362.58,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70900,"taxable":70900,"land":6514,"improvement":64386,"taxableLand":6514,"taxableImprovement":64386,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70900,"taxable":70900,"land":15031,"improvement":55869,"taxableLand":15031,"taxableImprovement":55869,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70900,"taxable":70900,"land":15031,"improvement":55869,"taxableLand":15031,"taxableImprovement":55869,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":80200,"taxable":80200,"land":17000,"improvement":63200,"taxableLand":17000,"taxableImprovement":63200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":116400,"taxable":116400,"land":24673,"improvement":91727,"taxableLand":24673,"taxableImprovement":91727,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":116400,"taxable":116400,"land":24673,"improvement":91727,"taxableLand":24673,"taxableImprovement":91727,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":116400,"taxable":116400,"land":24673,"improvement":91727,"taxableLand":24673,"taxableImprovement":91727,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":255000,"taxable":116400,"land":51000,"improvement":204000,"taxableLand":51000,"taxableImprovement":65400,"exemptLand":0,"exemptImprovement":138600},{"y":2024,"v":255000,"taxable":116400,"land":51000,"improvement":204000,"taxableLand":51000,"taxableImprovement":65400,"exemptLand":0,"exemptImprovement":138600},{"y":2025,"v":311100,"taxable":142008,"land":62220,"improvement":248880,"taxableLand":62220,"taxableImprovement":79788,"exemptLand":0,"exemptImprovement":169092},{"y":2026,"v":311100,"taxable":142008,"land":62220,"improvement":248880,"taxableLand":62220,"taxableImprovement":79788,"exemptLand":0,"exemptImprovement":169092},{"y":2027,"v":295000,"taxable":134659,"land":59000,"improvement":236000,"taxableLand":59000,"taxableImprovement":75659,"exemptLand":0,"exemptImprovement":160341}],"taxNow":1988,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"207168","date":"2009-03-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-03-30","scope":null},{"number":"785491","date":"2017-05-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-09","scope":"INSTALL 100 AMP SERVICE COMPLETE WITH GROUND.WIRE THROUGHOUT OUTLETS, SWITCHES, LIGHTS, GFCI. SMOKE DET. PER NEC CODE 2008 ((SFD)"},{"number":"785492","date":"2017-05-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-03-09","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"787148","date":"2017-06-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2018-03-09","scope":"INSTALLATION OF (1) HVAC UNIT (INCLUDING DUCTWORK AND ALL ASSOCIATED ACCESSORIES). SFD"},{"number":"805517","date":"2017-08-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 2 WATER CLOSETS, 2 LAVY SINKS, 1 BATH TUB/SHOWER, 1 KITCHEN SINK, 1 WASHER BOX - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004 - NO DISHWASHER OR GARBAGE DISPOSAL ON THIS PERMIT"},{"number":"965261","date":"2019-04-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-22","scope":"EZ ALTERATIONS- TO INCLUDE ALTERATIONS THROUGHOUT TO INCLUDE DRYWALL, NEW WINDOWS AND DOORS IN EXISTING OPENINGS, NON STRUCTUTAL WORK WILL BE PERFORMED AT THIS PROPERTY.. FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS…. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK. STRUCTURAL WORK NOT ALLOWED ON THIS PERMIT *STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT"},{"number":"965249","date":"2019-04-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-18","scope":"INSTALL 70,000 BTU 90% EFF FURNACE WITH 2.5 TON 14 SEER AC SYSTEM AND CHANGES TO EXISTING DUCTWORK AS NECESSARY"},{"number":"971620","date":"2019-04-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-18","scope":"INSTALL NEW 200AMP SERVICE WITH 200AMP METER & PANEL, GROUND & BOND, INSTALL NEW WIRING THROUGHOUT PER 2014 NEC, WIRE 30 RECESS LIGHTS & 5 SMOKE DETECTORS"},{"number":"978231","date":"2019-05-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-18","scope":"REPLACE STACK AND WATER AND WASTE LINES FROM EXISTING 2-WATER CLOSETS,2-LAVS,1-TUB,1-KITCHEN SINK AND 1-WASHING MACHINE.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 - THE INSTALLATION DOES NOT INCLUDE GARBAGE DISPOSAL OR DISHWASHER"},{"number":"1001502","date":"2019-08-12","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-18","scope":"INSTALL 50LF PRESSURE RELIEF SYSTEM;DIG 10\" DEEP TRENCH AROUND PERIMETER OF THE BASEMENT MEASURED 12\" FROM FOUNDATION WALLS AS RECOMMENDED BY STRUCTURAL ENGINEER IN ATTACHED REPORT. *SEPARATE PLUMBING PERMIT REQUIRED FOR THE SUMP PUMP INSTALLATION*"}],"storyTag":"Renovated & sold on","storyDelta":4.82,"timeline":[{"y":2010,"k":"sale","p":20500},{"y":2017,"k":"sale","p":112500},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2019,"k":"sale","p":119393},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Alteration"}],"rented":true,"licenses":[{"number":"539066","type":"Rental","status":"Inactive","businessName":"JOHN & VIRGINIA METERISSIAN GUVEYIAN ROBERT","legalName":"JOHN & VIRGINIA METERISSIAN GUVEYIAN ROBERT","address":"2027 PIERCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-07-19","latestIssueDate":"2017-03-11","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"832852","type":"Rental","status":"Inactive","businessName":"Vesta Holdings LLC","legalName":"Vesta Holdings LLC","address":"2027 PIERCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-01-02","latestIssueDate":"2020-01-02","expirationDate":"2021-01-01","inactiveDate":"2021-03-02"},{"number":"857655","type":"Rental","status":"Active","businessName":"Vesta Holdings LLC","legalName":"Vesta Holdings LLC","address":"2027 PIERCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-12-18","latestIssueDate":"2025-11-17","expirationDate":"2026-12-17","inactiveDate":null}],"licenseActivity":[{"number":"857655","type":"Rental","businessName":"Vesta Holdings LLC","legalName":"Vesta Holdings LLC","issuedDate":"2020-01-02","latestIssueDate":"2025-11-17","closureDate":null,"expirationDate":"2026-12-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"539066","type":"Rental","businessName":"JOHN & VIRGINIA METERISSIAN GUVEYIAN ROBERT","legalName":"JOHN & VIRGINIA METERISSIAN GUVEYIAN ROBERT","issuedDate":"2011-07-19","latestIssueDate":"2017-03-11","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 119% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $116,400 to $255,000","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 785492 (EXPIRED), 787148 (EXPIRED), 805517 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"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. 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"}]}