{"asOf":"2026-07-26T17:51:54.828Z","block":"1600-1699 S 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-s-28th-st","address":"1621 S 28TH ST","parcelNumber":"364342000","source":"https://property.phila.gov/?p=364342000","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":"ROBINSON ELIZABETH","coOwner":null,"marketValue":187600,"landAssessment":37520,"improvementAssessment":150080,"livableArea":1400,"yearBuilt":1920,"lastSale":{"price":31900,"date":"2000-03-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"2090391","date":"2011-02-17","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639660","date":"2018-04-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639661","date":"2018-04-12","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"266618","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-02-17","completedDate":null,"violations":[{"number":"2090391","date":"2011-02-17","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"628807","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-04-12","completedDate":"2018-04-27","violations":[{"number":"4639660","date":"2018-04-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4639661","date":"2018-04-12","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"266618","date":"2011-02-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"266618","date":"2011-04-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"266618","date":"2011-05-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"266618","date":"2011-05-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"266618","date":"2014-10-10","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2011,"fails":3,"passes":0},{"y":2014,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93283985248083,"lng":-75.1911788926508,"geom":{"type":"Polygon","coordinates":[[[-75.191068898,39.932851854],[-75.191079528,39.932800862],[-75.191288576,39.932827804],[-75.191278337,39.932877837],[-75.191068898,39.932851854]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":1,"stories":2,"lotArea":978,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1621 S 28TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":75300,"taxable":75300,"land":9188,"improvement":66112,"taxableLand":9188,"taxableImprovement":66112,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":75300,"taxable":75300,"land":14759,"improvement":60541,"taxableLand":14759,"taxableImprovement":60541,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":75300,"taxable":75300,"land":14759,"improvement":60541,"taxableLand":14759,"taxableImprovement":60541,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":84300,"taxable":84300,"land":16500,"improvement":67800,"taxableLand":16500,"taxableImprovement":67800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":90700,"taxable":90700,"land":17753,"improvement":72947,"taxableLand":17753,"taxableImprovement":72947,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":90700,"taxable":90700,"land":17753,"improvement":72947,"taxableLand":17753,"taxableImprovement":72947,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":90700,"taxable":90700,"land":17753,"improvement":72947,"taxableLand":17753,"taxableImprovement":72947,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":123800,"taxable":123800,"land":24760,"improvement":99040,"taxableLand":24760,"taxableImprovement":99040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":123800,"taxable":123800,"land":24760,"improvement":99040,"taxableLand":24760,"taxableImprovement":99040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":165600,"taxable":165600,"land":33120,"improvement":132480,"taxableLand":33120,"taxableImprovement":132480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":165600,"taxable":165600,"land":33120,"improvement":132480,"taxableLand":33120,"taxableImprovement":132480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":187600,"taxable":187600,"land":37520,"improvement":150080,"taxableLand":37520,"taxableImprovement":150080,"exemptLand":0,"exemptImprovement":0}],"taxNow":2318,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"113513","date":"2007-11-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-11-08","scope":"COMPLETE 3/4 K COPPER WATER SERVICE, MAIN TO METER"},{"number":"882239","date":"2018-06-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-12","scope":"BATHROOM RE-ROUGH, INSTALL TOILET, TUB, SINK. REPLACE SINK WASTE LINE, MAIN DRAIN IN BASEMENT UNDER SLABE, REPLACE RAINLEADER/CESSPOOL"},{"number":"RP-2021-008715","date":"2021-06-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-11-08","scope":"EZ ALT PERMIT STANDARDS - PHDC EZ LIMITED RESIDENTIAL ALTERATIONS STANDARDS PERMIT - SFD Property per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work any modifications to exterior walls, party walls, floor/roof framing or foundations, including underpinning, excavation, and removal of foundation slab. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. Separate permits required for Mechanical, Electric and Plumbing. This permit is for the Alterations approved by the PHDC as per Work Order Number: 152162 - Second floor bathroom & 152163 half bath remodel for Philadelphia Housing Development Corporation (PHDC) for the AMP repair program. (AMP)"},{"number":"EP-2021-006061","date":"2021-06-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-07","scope":"EZ ALT PERMIT STANDARDS - PHDC EZ LIMITED RESIDENTIAL ALTERATIONS STANDARDS PERMIT - SFD Property per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work any modifications to exterior walls, party walls, floor/roof framing or foundations, including underpinning, excavation, and removal of foundation slab. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. Separate permits required for Mechanical, Electric and Plumbing. This permit is for the Alterations approved by the PHDC as per Work Order Number: 152162 - Second floor bathroom & 152163 half bath remodel for Philadelphia Housing Development Corporation (PHDC) for the AMP repair program. (AMP)"},{"number":"PP-2021-010222","date":"2021-06-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-26","scope":"EZ ALT PERMIT STANDARDS - PHDC EZ LIMITED RESIDENTIAL ALTERATIONS STANDARDS PERMIT - SFD Property per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work any modifications to exterior walls, party walls, floor/roof framing or foundations, including underpinning, excavation, and removal of foundation slab. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. Separate permits required for Mechanical, Electric and Plumbing. This permit is for the Alterations approved by the PHDC as per Work Order Number: 152162 - Second floor bathroom & 152163 half bath remodel for Philadelphia Housing Development Corporation (PHDC) for the AMP repair program. (AMP)"},{"number":"EP-2021-006933","date":"2021-07-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-04","scope":"Distribution panel 32 circuit capacity new receptacle and circuit 20amp Replace hallway fixture (Fishing) as per 2014 nec"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2000,"k":"sale","p":31900},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection failed ×3"},{"y":2014,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"674118","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"NATIONSTAR MORTGAGE LLC","legalName":"NATIONSTAR MORTGAGE LLC","address":"1621 S 28TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-08-13","latestIssueDate":"2015-08-13","expirationDate":"2016-02-01","inactiveDate":"2015-10-29"}],"licenseActivity":[{"number":"674118","type":"Vacant Residential Property / Lot","businessName":"NATIONSTAR MORTGAGE LLC","legalName":"NATIONSTAR MORTGAGE LLC","issuedDate":"2015-08-13","latestIssueDate":"2015-08-13","closureDate":"2015-10-29","expirationDate":"2016-02-01","inactiveDate":"2015-10-29","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":"3 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 10, 2014.","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 #674118: Inactive since Oct 29, 2015","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 2 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. 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"}]}