{"asOf":"2026-07-26T12:07:24.942Z","block":"1400-1499 S 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-s-28th-st","address":"1409 S 28TH ST","parcelNumber":"364335900","source":"https://property.phila.gov/?p=364335900","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"BRYDGES BRANDON J","coOwner":"AMADORO MARY N","marketValue":173200,"landAssessment":34640,"improvementAssessment":138560,"livableArea":1114,"yearBuilt":1925,"lastSale":{"price":190000,"date":"2017-07-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"2335760","date":"2011-10-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2335761","date":"2011-10-18","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"ERROR","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"302565","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-10-19","completedDate":"2012-05-01","violations":[{"number":"2335760","date":"2011-10-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2335761","date":"2011-10-18","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"ERROR","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null}],"investigations":[{"caseNumber":"302565","date":"2011-10-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"302565","date":"2011-12-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"302565","date":"2012-01-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"302565","date":"2012-04-30","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93560481333158,"lng":-75.190593554616,"geom":{"type":"Polygon","coordinates":[[[-75.190490993,39.93561208],[-75.190499375,39.935573],[-75.190696144,39.935597573],[-75.190687827,39.935636606],[-75.190490993,39.93561208]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":1,"stories":2,"lotArea":821,"zoning":"RSA5","grade":"C","basement":"B","heater":"A","centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"1409 S 28TH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":48500,"taxable":48500,"land":7720,"improvement":40780,"taxableLand":7720,"taxableImprovement":40780,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":48500,"taxable":48500,"land":19012,"improvement":29488,"taxableLand":19012,"taxableImprovement":29488,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":48500,"taxable":48500,"land":19012,"improvement":29488,"taxableLand":19012,"taxableImprovement":29488,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":175000,"taxable":135000,"land":68600,"improvement":106400,"taxableLand":68600,"taxableImprovement":66400,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":188300,"taxable":143300,"land":35061,"improvement":153239,"taxableLand":35061,"taxableImprovement":108239,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":188300,"taxable":143300,"land":35061,"improvement":153239,"taxableLand":35061,"taxableImprovement":108239,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":188300,"taxable":143300,"land":35061,"improvement":153239,"taxableLand":35061,"taxableImprovement":108239,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":217800,"taxable":137800,"land":43560,"improvement":174240,"taxableLand":43560,"taxableImprovement":94240,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":217800,"taxable":137800,"land":43560,"improvement":174240,"taxableLand":43560,"taxableImprovement":94240,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":243400,"taxable":143400,"land":48680,"improvement":194720,"taxableLand":48680,"taxableImprovement":94720,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":243400,"taxable":143400,"land":48680,"improvement":194720,"taxableLand":48680,"taxableImprovement":94720,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":173200,"taxable":73200,"land":34640,"improvement":138560,"taxableLand":34640,"taxableImprovement":38560,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2007,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"400771","date":"2012-04-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-07","scope":"REMOVE AND REPLACE DRYWALL ON FRAMING 2ND FLOOR BEDROOMS. REMOVE AND REPLACE SIDING ON FRONT OF HOUSE, 100 SQ FT. REMOVE AND REPLACE SKYLIGHT IN EXISTING OPENING, NOT WITHIN 4 FEET OF PROPERTY LINE, INSTALL NEW TILE FLOOR, INSTALL (8) WINDOWS IN EXISTING OPENINGS, INSTALL (5) INTERIOR AND EXTERIOR DOORS IN EXISTING OPENINGS 1000 SQUARE FEET OF INTERIOR ALTERATIONS - SINGLE FAMILY DWELLING - APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEB. 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. LICENSED CONTRACTOR TO BE LISTED ON PERMIT SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. CALL INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO STARTING WORK."},{"number":"404218","date":"2012-05-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE SINGLE FAMILY BUILDING DUE TO FIRE: REPAIR AS PER NEMA STANDARDS FOR FIRE AND WATER DAMAGED WIRING & EQUIPMENT"},{"number":"407341","date":"2012-05-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-09-07","scope":"REPLACE KS, DW, TUB, VANITY AND CONNECT TO EXISTING DRAINS. REPLACE WH(SFD)"}],"storyTag":"Renovated & sold on","storyDelta":3.52,"timeline":[{"y":2003,"k":"sale","p":42000},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"Inspection failed ×2"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"insp","w":"Inspection passed ×2"},{"y":2016,"k":"sale","p":59900},{"y":2017,"k":"sale","p":190000}],"rented":false,"licenses":[{"number":"561593","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HAWKINS SHEILA (JOEL SPIVAK AGT)","legalName":"HAWKINS SHEILA","address":"1409 S 28TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-04-23","latestIssueDate":"2012-04-23","expirationDate":"2013-02-28","inactiveDate":null},{"number":"718906","type":"Rental","status":"Closed","businessName":"CONRAD MEMBRINO","legalName":"CONRAD MEMBRINO","address":"1409 S 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-11-07","latestIssueDate":"2016-11-07","expirationDate":"2017-11-06","inactiveDate":"2018-01-05"}],"licenseActivity":[{"number":"718906","type":"Rental","businessName":"CONRAD MEMBRINO","legalName":"CONRAD MEMBRINO","issuedDate":"2016-11-07","latestIssueDate":"2016-11-07","closureDate":"2018-01-05","expirationDate":"2017-11-06","inactiveDate":"2018-01-05","status":"Closed","statusLabel":"Inactive","active":false},{"number":"561593","type":"Vacant Residential Property / Lot","businessName":"HAWKINS SHEILA (JOEL SPIVAK AGT)","legalName":"HAWKINS SHEILA","issuedDate":"2012-04-23","latestIssueDate":"2012-04-23","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 30, 2012.","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 #561593: Inactive","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations 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. 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"}]}