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SIZE AND LOCATION AS SHOWN IN THE APPLICATION. USES: FOR HOUSEHOLD LIVING SINGLE FAMILY DWELLING"},{"number":"821514","date":"2017-10-26","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2020-01-03","scope":"NEW 3 STORY SINGLE FAMILY DWELLING WITH CELLAR AND PILOT HOUSE TO WALK ON ROOF DECK AS PER PLAN"},{"number":"975924","date":"2019-05-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-12-18","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13D, WITH A ONE-INCH COMBINED FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"993714","date":"2019-07-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-18","scope":"INSTALLING NEW TRAP, HOUSE DRAIN, INSTALLING WATER SERVICE FROM EXISTING CURB STOP, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"994902","date":"2019-07-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-18","scope":"INSTALL 3 WC, 4 LAVS, 1 SHOWER, 1 TUB, 1 KITCHEN SINK, 1 ROOF DRAIN, 1 RAIN LITER CESS POOL, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"1007365","date":"2019-09-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-18","scope":"INSTALL 60,000 BTU 92% EFF 2 1/2 TON 13 SEER AC WITH DUCTWORK AND MOTORIZED DAMPERS"},{"number":"1008824","date":"2019-09-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-11","scope":"INSTALL 200AMP SERVICE AND WIRE BUILDING WITH 32-RECEPTS,25-SWITCHES,31-LIGHT FIXTURES,6-SMOKES AND 6-GFCI RECEPTS ONLY AS PER 2014 NEC (SOUTH DISTRICT)"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"land","p":70000},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"viol","w":"3 L&I violations incl UNSAFE CONDITIONS 1 SOIL"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"806285","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"KEYSTONE GROUP LLC","legalName":"KEYSTONE GROUP LLC ","address":"2125 PIERCE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-03-19","latestIssueDate":"2019-03-19","expirationDate":"2020-03-18","inactiveDate":"2020-05-17"},{"number":"0955459","type":"Rental","status":"Active","businessName":"Concrete Rose Development LLC","legalName":"Concrete Rose Development LLC","address":"2125 PIERCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-07-02","latestIssueDate":"2026-06-29","expirationDate":"2027-07-01","inactiveDate":null}],"licenseActivity":[{"number":"0955459","type":"Rental","businessName":"Concrete Rose Development LLC","legalName":"Concrete Rose Development LLC","issuedDate":"2024-07-02","latestIssueDate":"2026-06-29","closureDate":null,"expirationDate":"2027-07-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"806285","type":"Vacant Residential Property / Lot","businessName":"KEYSTONE GROUP LLC","legalName":"KEYSTONE GROUP LLC ","issuedDate":"2019-03-19","latestIssueDate":"2019-03-19","closureDate":"2020-05-17","expirationDate":"2020-03-18","inactiveDate":"2020-05-17","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["$3,474 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 374% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $84,400 to $400,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #802821: 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 22 historical violations across 8 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,473.92 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 (88-25 148TH ST, APT #, JAMAICA NY, 11435).","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":"15 failed, 8 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 15, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #806285: Inactive since May 17, 2020","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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"}]}