{"asOf":"2026-07-25T16:37:55.729Z","block":"2300-2399 DICKINSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-dickinson-st","address":"2309 DICKINSON ST","parcelNumber":"364029400","source":"https://property.phila.gov/?p=364029400","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":"KNOSSOS DEVELOPMENT LLC","coOwner":null,"marketValue":405000,"landAssessment":81000,"improvementAssessment":324000,"livableArea":2010,"yearBuilt":1923,"lastSale":{"price":127000,"date":"2018-06-01T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.933796345085085,"lng":-75.18312386500148,"geom":{"type":"Polygon","coordinates":[[[-75.183078962,39.933887096],[-75.183117471,39.93370079],[-75.183169586,39.933707503],[-75.183128917,39.933892808],[-75.183078962,39.933887096]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":3,"stories":3,"lotArea":990,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2035 CHATHAM DR, BENSALEM PA, 19020","mailOut":true,"appeals":[],"taxYears":[{"year":2014,"total":874.36,"principal":469.63,"interest":121.15,"penalty":63.51}],"taxNet":874.36,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":68300,"taxable":68300,"land":10494,"improvement":57806,"taxableLand":10494,"taxableImprovement":57806,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":68300,"taxable":68300,"land":13387,"improvement":54913,"taxableLand":13387,"taxableImprovement":54913,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":68300,"taxable":68300,"land":13387,"improvement":54913,"taxableLand":13387,"taxableImprovement":54913,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":78500,"taxable":78500,"land":15300,"improvement":63200,"taxableLand":15300,"taxableImprovement":63200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":84400,"taxable":84400,"land":16450,"improvement":67950,"taxableLand":16450,"taxableImprovement":67950,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":84400,"taxable":84400,"land":16450,"improvement":67950,"taxableLand":16450,"taxableImprovement":67950,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":84400,"taxable":84400,"land":16450,"improvement":67950,"taxableLand":16450,"taxableImprovement":67950,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":159900,"taxable":159900,"land":31980,"improvement":127920,"taxableLand":31980,"taxableImprovement":127920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":159900,"taxable":159900,"land":31980,"improvement":127920,"taxableLand":31980,"taxableImprovement":127920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":350000,"taxable":350000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":280000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":350000,"taxable":350000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":280000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":405000,"taxable":405000,"land":81000,"improvement":324000,"taxableLand":81000,"taxableImprovement":324000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4899,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1006458","date":"2019-08-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-09-17","scope":"INTERIOR DEMOLITION THRU OUT. INTERIOR DEMOLITION OF NON-LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT. APPLICANT AGREES TO LIMIT THE DEMOLITION TO COMPLY WITH EZ INTERIOR DEMOLITION PERMIT STANDARDS. NOTE: 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.) (DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.) SEPARATE PERMITS REQUIRED FOR PLUMBING ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"1016482","date":"2019-12-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-04-18","scope":"FOR THE CONSTRUCTION OF A STRUCTURE ABOVE AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. AS PER PLANS. AMENDMENT: To remove Sprinkler system which is not required for this property."},{"number":"1016480","date":"2019-12-12","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-12-12","scope":"FOR THE ERECTION OF A STRUCTURE ABOVE AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS PER PLANS."},{"number":"1037926","date":"2020-07-26","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-01-10","scope":"FOR UNDERPINNING OF AN EXISTING STRUCTURE. THIS APPLICATION IS TO AMEND THE PREVIOUSLY APPROVED PERMIT#1016482. FOR A SINGLE FAMILY HOUSEHOLD LIVING. AS PER PLANS."},{"number":"EP-2021-002724","date":"2021-03-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-14","scope":"RE WIRE ALL HOUSE, NEW 200 AMP SERVICE AND PANEL, NEW SMOKE CO ALARM,NEW SWITCHES,NEW OUTLETS,TV WIRE, PER NEC CODE 2014"},{"number":"PP-2021-005956","date":"2021-04-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-25","scope":"Install 2 toilets, 2 lavs, 2 tubs, 1 kitchen sink. 5\" curb trap, 4\" vent, 4\" house drain, 3/4\" water service"},{"number":"MP-2021-002932","date":"2021-05-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-25","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 a new 120,000 BTU gas heater with a 3.5 coil and a 3.5 ton 16 seer condenser with all ductwork including runs. Condenser will be located in the rear)."},{"number":"ZP-2023-000232","date":"2023-01-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-14","scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"sale","p":127000},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Zoning"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"933576","type":"Rental","status":"Inactive","businessName":"Knossos Development LLC","legalName":"Knossos Development LLC","address":"2309 DICKINSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-09-19","latestIssueDate":"2023-09-19","expirationDate":"2024-09-18","inactiveDate":"2024-11-17"},{"number":"945894","type":"Limited Lodging Operator","status":"Closed","businessName":"Emmanouil Lagoudakis","legalName":"Emmanouil Lagoudakis","address":"2309 DICKINSON ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2024-03-05","latestIssueDate":"2024-03-05","expirationDate":"2025-03-04","inactiveDate":null}],"licenseActivity":[{"number":"945894","type":"Limited Lodging Operator","businessName":"Emmanouil Lagoudakis","legalName":"Emmanouil Lagoudakis","issuedDate":"2024-03-05","latestIssueDate":"2024-03-05","closureDate":"2025-03-04","expirationDate":"2025-03-04","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"933576","type":"Rental","businessName":"Knossos Development LLC","legalName":"Knossos Development LLC","issuedDate":"2023-09-19","latestIssueDate":"2023-09-19","closureDate":"2024-11-17","expirationDate":"2024-09-18","inactiveDate":"2024-11-17","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 119% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $159,900 to $350,000","no permit shown in 2024-2026"],"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":"1 permit not marked completed: ZP-2023-000232 (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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #945894: Closed","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/"}],"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"}]}