{"asOf":"2026-07-24T16:20:35.383Z","block":"1400-1499 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-reed-st","address":"1417 REED ST","parcelNumber":"365348100","source":"https://property.phila.gov/?p=365348100","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"CROY KEVIN PAUL","coOwner":"CROY MEREDITH N","marketValue":725000,"landAssessment":145000,"improvementAssessment":580000,"livableArea":3240,"yearBuilt":2016,"lastSale":{"price":90000,"date":"2013-06-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"3512768","date":"2015-02-03","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3512769","date":"2015-04-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"564594","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3512768","date":"2015-02-03","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3512769","date":"2015-04-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.933297123872364,"lng":-75.1692949447013,"geom":{"type":"Polygon","coordinates":[[[-75.169286633,39.933184756],[-75.169349954,39.933192844],[-75.169303255,39.933409492],[-75.169239936,39.933401404],[-75.169286633,39.933184756]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":7,"baths":null,"stories":3,"lotArea":1440,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"319 VINE ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR (NTE 38' HIGH), RECESSED DOORWAY AT FRONT OF FIRST FLOOR, BAY WINDOWS AT FRONT OF SECOND (2ND AND THIRD (3RD) FLOORS, FOR THE ERECTION OF SIX(6) FOOT HIGH FENCE AND GATE AT REAR, ","status":"CLOSED","outcome":"Denied","date":"2014-07-31","number":"20674","relatedPermit":"469779"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":330000,"taxable":19000,"land":19000,"improvement":311000,"taxableLand":19000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":311000},{"y":2017,"v":330000,"taxable":62700,"land":62700,"improvement":267300,"taxableLand":62700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":267300},{"y":2018,"v":330000,"taxable":62700,"land":62700,"improvement":267300,"taxableLand":62700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":267300},{"y":2019,"v":370000,"taxable":70300,"land":70300,"improvement":299700,"taxableLand":70300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":299700},{"y":2020,"v":398100,"taxable":75639,"land":75639,"improvement":322461,"taxableLand":75639,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":322461},{"y":2021,"v":398100,"taxable":75639,"land":75639,"improvement":322461,"taxableLand":75639,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":322461},{"y":2022,"v":398100,"taxable":75639,"land":75639,"improvement":322461,"taxableLand":75639,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":322461},{"y":2023,"v":1047800,"taxable":209560,"land":209560,"improvement":838240,"taxableLand":209560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":838240},{"y":2024,"v":1047800,"taxable":209560,"land":209560,"improvement":838240,"taxableLand":209560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":838240},{"y":2025,"v":946800,"taxable":189360,"land":189360,"improvement":757440,"taxableLand":189360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":757440},{"y":2026,"v":946800,"taxable":946800,"land":189360,"improvement":757440,"taxableLand":189360,"taxableImprovement":757440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":725000,"taxable":725000,"land":145000,"improvement":580000,"taxableLand":145000,"taxableImprovement":580000,"exemptLand":0,"exemptImprovement":0}],"taxNow":13253,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"469779","date":"2014-09-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-07-12","scope":"ERECT A 3 STORY STRUCTURE WITH CELLAR, RECESSED DOORWAY AT FRONT OF FIRST FLOOR, BAY WINDOWS AT FRONT OF 2ND FLOOR & 3RD FLOOR, 6 FOOT HIGH REAR YARD FENCE, 6 FOOT TALL SIDE COURT FENCE, ALL FOR USE AS PART OF A PROPOSED 3 FAMILY DWELLING."},{"number":"564594","date":"2014-11-04","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-06-23","scope":"FOR THE ERECTION OF A THREE STORY STRUCTURE WITH A CELLAR FOR USE A THREE FAMILY DWELLING. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS, IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"574612","date":"2014-11-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-19","scope":"4 TOILETS,4 LAVS,4 SHOWERS,3 WASHER BOXES,3 KITCHEN SINKS,3 HOT WATER HEATERS PVC AND PEX THROUGHOUT (MULTI FAMILY) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"576555","date":"2015-01-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-06-19","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE W. BACKFLOW PREVENTOR (BFP) ASSEMBLY AND FOR INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE IN ACCORDANCE WITH APPROVED PLANS. FIRE DEPARTMENT CONNECTIONS SHALL HAVE A MINIMUM OF TWO (2) - 2 1/2 INCH INTERNAL THREADED SWIVEL FITTINGS HAVING NATIONAL HOSE STANDARD THREADS WITH CAPS*"},{"number":"588226","date":"2015-02-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-06-19","scope":"INSTALL 96% 70,000 BTU GAS FURNACE IN BASEMENT,INSTALL 96% 40,000 BTU GAS FURNACE IN CLOSET ON 2ND FL,INSTALL 96% 40,000 BTU GAS FURNACE ON 2ND FL REAR CLOSET WITH FULL DUCT WORK"},{"number":"591859","date":"2015-02-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-07","scope":"WATER SERVICE,LATERAL,CT,FAI,MD(TRIPLEX)PA20150501214 \"SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"591504","date":"2015-03-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-09-01","scope":"INSTALL 4-100A PANEL & 1-60AMP COMMON PANEL, ALL WIRING & DEVICES AS PER NEC 2008 (SOUTH DISTRICT & FIRE ALARM SYSTEM AS PER NFPA 72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"land","p":90000},{"y":2014,"k":"appeal","w":"Appeal denied"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"New construction"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"2 L&I violations"}],"rented":true,"licenses":[{"number":"275008","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HOUSE OF PRAYER BAPTIST CHURCH","legalName":"HOUSE OF PRAYER BAPTIST CHURCH","address":"1417 REED ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2013-06-27","expirationDate":"2014-02-28","inactiveDate":"2014-03-25"},{"number":"1004659","type":"Rental","status":"Active","businessName":"Kevin Croy","legalName":"Kevin Croy","address":"1417 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-04-14","latestIssueDate":"2026-04-14","expirationDate":"2027-04-13","inactiveDate":null}],"licenseActivity":[{"number":"1004659","type":"Rental","businessName":"Kevin Croy","legalName":"Kevin Croy","issuedDate":"2026-04-14","latestIssueDate":"2026-04-14","closureDate":null,"expirationDate":"2027-04-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"275008","type":"Vacant Residential Property / Lot","businessName":"HOUSE OF PRAYER BAPTIST CHURCH","legalName":"HOUSE OF PRAYER BAPTIST CHURCH","issuedDate":"2004-04-17","latestIssueDate":"2013-06-27","closureDate":"2014-03-25","expirationDate":"2014-02-28","inactiveDate":"2014-03-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 163% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $398,100 to $1,047,800","no permit shown in 2022-2024"],"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":"Use permit #469779: COMPLETED.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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 #275008: Inactive since Mar 25, 2014","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":"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 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.","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"}]}