{"asOf":"2026-07-25T22:38:16.061Z","block":"2600-2699 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-reed-st","address":"2604 REED ST","parcelNumber":"364214500","source":"https://property.phila.gov/?p=364214500","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"HAGAN-BOAMAH SABRINA TYRA","coOwner":null,"marketValue":437100,"landAssessment":87420,"improvementAssessment":349680,"livableArea":1935,"yearBuilt":2022,"lastSale":{"price":499730,"date":"2022-07-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"2224706","date":"2011-08-03","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"290035","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-04","completedDate":"2011-11-07","violations":[{"number":"2224706","date":"2011-08-03","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null}],"investigations":[{"caseNumber":"290035","date":"2011-08-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"290035","date":"2011-09-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"290035","date":"2011-11-07","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93536011452148,"lng":-75.18784451467667,"geom":{"type":"Polygon","coordinates":[[[-75.187801304,39.935437846],[-75.187835939,39.935275649],[-75.187887545,39.935282056],[-75.187853365,39.935444409],[-75.187801304,39.935437846]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"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":"2604 REED ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":55300,"taxable":55300,"land":8479,"improvement":46821,"taxableLand":8479,"taxableImprovement":46821,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":55300,"taxable":55300,"land":10065,"improvement":45235,"taxableLand":10065,"taxableImprovement":45235,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":55300,"taxable":55300,"land":10065,"improvement":45235,"taxableLand":10065,"taxableImprovement":45235,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":67500,"taxable":67500,"land":12200,"improvement":55300,"taxableLand":12200,"taxableImprovement":55300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":60000,"taxable":60000,"land":10844,"improvement":49156,"taxableLand":10844,"taxableImprovement":49156,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":19000,"taxable":19000,"land":3434,"improvement":15566,"taxableLand":3434,"taxableImprovement":15566,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":19000,"taxable":19000,"land":3434,"improvement":15566,"taxableLand":3434,"taxableImprovement":15566,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":85400,"taxable":85400,"land":85400,"improvement":0,"taxableLand":85400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":490000,"taxable":98000,"land":98000,"improvement":392000,"taxableLand":98000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":392000},{"y":2025,"v":495000,"taxable":99000,"land":99000,"improvement":396000,"taxableLand":99000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":396000},{"y":2026,"v":495000,"taxable":99000,"land":99000,"improvement":396000,"taxableLand":99000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":396000},{"y":2027,"v":437100,"taxable":87420,"land":87420,"improvement":349680,"taxableLand":87420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":349680}],"taxNow":1386,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1052621","date":"2020-02-25","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-03-26","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. 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; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR)"},{"number":"ZP-2020-006689","date":"2020-09-21","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURES ON LOT"},{"number":"PP-2020-008531","date":"2020-09-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-23","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"DP-2020-001227","date":"2020-11-02","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-12-23","scope":"FOR THE COMPLETE DEMOLITION OF A TWO-STORY ATTACHED STRUCTURE ON THE LOT. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS MAY BE REQUIRED. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"ZP-2020-009448","date":"2020-12-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-06-30","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"RP-2020-014776","date":"2021-08-20","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-06-30","scope":"For the erection of a new, three (3) story attached structure (w/roof deck and pilot house enclosing access stairs only) to be used as Group R-3 (SFD), as per plans; separate permits required for all MEP/FSP work; building to be fully sprinklered as per NFPA 13D throughout; if field conditions vary, contact design engineer prior to the start of any work; covered walkway or sidewalk closure shall be required within 9.5 feet of the building facade in accordance with Section 3306 in the 2018 IBC (separate building and/or Streets Department permit required prior to start of any work); blower door testing shall be performed in accordance with ASTM E 779 or ASTM E 1827 by an approved third party agency."},{"number":"PP-2021-015375","date":"2021-09-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-29","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2020-014776"},{"number":"PP-2021-015374","date":"2021-09-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-30","scope":"Plumbing Permit (Water Distribution) for combo RP-2020-014776"},{"number":"PP-2021-015376","date":"2021-09-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-30","scope":"Plumbing Permit (Interior) for combo RP-2020-014776"},{"number":"FP-2021-003147","date":"2021-11-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-06-30","scope":"For the installation of a Residential Fire Sprinkler System (RFSS) in accordance with NFPA 13D and L&I Code Bulletin No. 1001-R1 (using a new one (1) inch combined fire/domestic service line as per PWD Utility Plan dated 09/20/2021), throughout a three (3) story attached structure (w/roof deck and pilot house enclosing access stairs only) to be used as Group R-3 (SFD), as per plans and hydraulic calculations; see RP-2020-014776 for new construction permit."},{"number":"EP-2022-000719","date":"2022-02-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-30","scope":"Install a 200 AMP service. Wire throughout a new single family: switches, lights, receptacles, TV's, phones, and interconnected smoke/CO detectors as per 2014 NEC."},{"number":"MP-2021-005384","date":"2022-03-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-29","scope":"Mechanical / Fuel Gas Permit for combo RP-2020-014776"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Major Demolition"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"demo"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"sale","p":499730}],"rented":true,"licenses":[{"number":"475901","type":"Rental","status":"Inactive","businessName":"WOODBRIDGE PROPERTIES LLC","legalName":"WOODBRIDGE PROPERTIES LLC","address":"2604 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-06-04","latestIssueDate":"2014-01-16","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"753677","type":"Rental","status":"Closed","businessName":"Kelley Investment Group, LP","legalName":"Kelley Investment Group, LP","address":"2604 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-10-06","latestIssueDate":"2020-09-27","expirationDate":"2021-10-05","inactiveDate":"2021-12-04"},{"number":"908897","type":"Rental","status":"Active","businessName":"Sabrina Hagan-Boamah","legalName":"Sabrina Hagan-Boamah","address":"2604 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-10-20","latestIssueDate":"2025-10-19","expirationDate":"2026-10-19","inactiveDate":null}],"licenseActivity":[{"number":"908897","type":"Rental","businessName":"Sabrina Hagan-Boamah","legalName":"Sabrina Hagan-Boamah","issuedDate":"2022-10-20","latestIssueDate":"2025-10-19","closureDate":null,"expirationDate":"2026-10-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"753677","type":"Rental","businessName":"Kelley Investment Group, LP","legalName":"Kelley Investment Group, LP","issuedDate":"2017-10-06","latestIssueDate":"2020-09-27","closureDate":"2021-12-04","expirationDate":"2021-10-05","inactiveDate":"2021-12-04","status":"Closed","statusLabel":"Inactive","active":false},{"number":"475901","type":"Rental","businessName":"WOODBRIDGE PROPERTIES LLC","legalName":"WOODBRIDGE PROPERTIES LLC","issuedDate":"2009-06-04","latestIssueDate":"2014-01-16","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 474% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $85,400 to $490,000","no permit shown in 2023-2025"],"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: 1052621 (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":"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 PASSED on Nov 7, 2011.","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 1 historical violation across 1 case.","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"}]}