{"asOf":"2026-07-25T22:38:16.061Z","block":"2600-2699 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-reed-st","address":"2602 REED ST","parcelNumber":"364214400","source":"https://property.phila.gov/?p=364214400","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"AGA HOLDINGS LLC","coOwner":null,"marketValue":558300,"landAssessment":111660,"improvementAssessment":446640,"livableArea":2070,"yearBuilt":2024,"lastSale":{"price":1,"date":"2016-07-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"519248","date":"2007-03-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"519249","date":"2007-03-16","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-066877","date":"2022-09-03","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-092595","date":"2023-11-30","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-11-30","resolution":"SVN ISSUED"}],"violationCases":[{"number":"105642","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-03-16","completedDate":"2010-02-23","violations":[{"number":"519248","date":"2007-03-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"519249","date":"2007-03-16","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-091068","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-03","completedDate":"2022-09-28","violations":[{"number":"VI-2022-066877","date":"2022-09-03","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-122335","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-11-30","completedDate":null,"violations":[{"number":"VI-2023-092595","date":"2023-11-30","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-11-30","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-091068","date":"2022-09-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-091068","date":"2022-09-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-122335","date":"2023-11-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93535349670868,"lng":-75.18779331225949,"geom":{"type":"Polygon","coordinates":[[[-75.187785043,39.935269337],[-75.187835939,39.935275649],[-75.187801304,39.935437846],[-75.187750863,39.935431657],[-75.187785043,39.935269337]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":null,"stories":3,"lotArea":902,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"67 DOREEN DR, STATEN ISLAND NY, 10303","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS A TWO-FAMILY HOUSEHOLD LIVING.","status":"Completed","outcome":"Granted","date":"2021-11-09","number":"ZP-2021-004175","relatedPermit":"ZP-2021-004175"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8500,"taxable":8500,"land":8500,"improvement":0,"taxableLand":8500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":18900,"taxable":18900,"land":18900,"improvement":0,"taxableLand":18900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":18900,"taxable":18900,"land":18900,"improvement":0,"taxableLand":18900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":18900,"taxable":18900,"land":18900,"improvement":0,"taxableLand":18900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":18900,"taxable":18900,"land":18900,"improvement":0,"taxableLand":18900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":18900,"taxable":18900,"land":18900,"improvement":0,"taxableLand":18900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":18900,"taxable":18900,"land":18900,"improvement":0,"taxableLand":18900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":113700,"taxable":113700,"land":113700,"improvement":0,"taxableLand":113700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":113700,"taxable":113700,"land":113700,"improvement":0,"taxableLand":113700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":91200,"taxable":91200,"land":91200,"improvement":0,"taxableLand":91200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":750000,"taxable":230000,"land":150000,"improvement":600000,"taxableLand":150000,"taxableImprovement":80000,"exemptLand":0,"exemptImprovement":520000},{"y":2027,"v":558300,"taxable":215876,"land":111660,"improvement":446640,"taxableLand":111660,"taxableImprovement":104216,"exemptLand":0,"exemptImprovement":342424}],"taxNow":3220,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-004175","date":"2021-10-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-08-16","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. AMENDMENT ISSUED ON 3/14/2022 FOR THE ADDITION OF A ROOF DECK AND ROOF DECK ACCESS STRUCTURE (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON APPROVED AMENDED PLANS."},{"number":"RP-2022-010896","date":"2023-04-11","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-08-16","scope":"FOR UNDERPINNING AND FOR THE CONSTRUCTION OF AN ATTACHED STRUCTURE WITH CELLAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A TWO-FAMILY HOUSEHOLD LIVING. AS PER PLANS. BUILDING SHALL BE FULLY SPRINKLERED WITH NFPA-13D COMPLIANT SYSTEM (DESIGNED AND INSTALLED BY OTHERS). MECHANICAL, ELECTRICAL, AND PLUMBING WORK SHALL BE SUBMITTED AND APPROVED UNDER SEPARATE PERMIT APPLICATIONS."},{"number":"PP-2023-011798","date":"2023-09-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-16","scope":"INSTALL 2 HB, 2 HWH, 2 KS, 6 WC, 7 LAV, 2 SUMP PUMPS, 2 WASHER BOX, & 6 SHOWER/TUBS"},{"number":"FP-2023-001991","date":"2023-09-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-16","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 2” COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2023-003746","date":"2024-01-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-16","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. MULTI FAMILY - EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Install (2) new HVAC systems, ductwork, & 20 diffusers, throughout a new 2 family, (3) story attached structure"},{"number":"EP-2023-008133","date":"2024-01-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-28","scope":"Install 200amp service, wiring throughout, install light fixtures, outlets, switches, smoke detectors, grounding system AS PER NEC 2017"},{"number":"PP-2023-002027","date":"2024-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-22","scope":"Plumbing Permit (Water Distribution) for combo RP-2022-010896"},{"number":"PP-2023-002028","date":"2024-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-16","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2022-010896"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"507760","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"AGA HOLDINGS LLC","legalName":"AGA HOLDINGS LLC","address":"2602 REED ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-07-06","latestIssueDate":"2010-07-06","expirationDate":"2011-02-28","inactiveDate":"2010-07-06"},{"number":"0963174","type":"Rental","status":"Active","businessName":"Ander Development LLC","legalName":"Ander Development LLC","address":"2602 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-10-11","latestIssueDate":"2025-12-03","expirationDate":"2026-10-10","inactiveDate":null}],"licenseActivity":[{"number":"0963174","type":"Rental","businessName":"Ander Development LLC","legalName":"Ander Development LLC","issuedDate":"2024-10-11","latestIssueDate":"2025-12-03","closureDate":null,"expirationDate":"2026-10-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"507760","type":"Vacant Residential Property / Lot","businessName":"AGA HOLDINGS LLC","legalName":"AGA HOLDINGS LLC","issuedDate":"2010-07-06","latestIssueDate":"2010-07-06","closureDate":"2010-07-06","expirationDate":"2011-02-28","inactiveDate":"2010-07-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 722% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $91,200 to $750,000","no permit shown in 2025-2027"],"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":"Appeal #ZP-2021-004175: Completed · Granted; related permit ZP-2021-004175.","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 (67 DOREEN DR, STATEN ISLAND NY, 10303).","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 30, 2023.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #507760: Inactive since Jul 6, 2010","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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 3 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"}]}