{"asOf":"2026-07-28T22:49:19.082Z","block":"2400-2499 N 13TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-n-13th-st","address":"2400 N 13TH ST","parcelNumber":"371272600","source":"https://property.phila.gov/?p=371272600","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"A&R HOME INVESTORS LLC","coOwner":null,"marketValue":110700,"landAssessment":22140,"improvementAssessment":88560,"livableArea":1410,"yearBuilt":1920,"lastSale":{"price":113000,"date":"2023-06-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"2460560","date":"2012-04-05","code":"A-102.9/1","title":"CHANGE IN OCCUPANCY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-049471","date":"2023-07-11","code":"9-3905","title":"VACANT 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ISSUED"}],"violationCases":[{"number":"322495","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-04-05","completedDate":"2012-07-20","violations":[{"number":"2460560","date":"2012-04-05","code":"A-102.9/1","title":"CHANGE IN OCCUPANCY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-065996","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-12","completedDate":"2024-12-11","violations":[{"number":"VI-2023-049471","date":"2023-07-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-12-11","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-049474","date":"2023-07-12","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-12-11","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-049472","date":"2023-07-12","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-049475","date":"2023-07-12","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-049473","date":"2023-07-12","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-019792","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2024-03-13","completedDate":null,"violations":[{"number":"VI-2024-018258","date":"2024-03-18","code":"A-301.1/4","title":"ALTER INTERIOR 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INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-11","completedDate":"2024-12-26","violations":[{"number":"VI-2024-097990","date":"2024-12-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2024-12-11","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2024,"n":7,"worst":null}],"investigations":[{"caseNumber":"322495","date":"2012-04-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"322495","date":"2012-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"322495","date":"2012-07-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-065996","date":"2023-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-065996","date":"2023-12-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-065996","date":"2023-12-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019792","date":"2024-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019792","date":"2024-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019792","date":"2024-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019792","date":"2024-09-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019792","date":"2024-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-065996","date":"2024-12-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-126599","date":"2024-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019792","date":"2025-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019792","date":"2025-04-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2012,"fails":2,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":6,"passes":1},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98919818890151,"lng":-75.15353739022098,"geom":{"type":"Polygon","coordinates":[[[-75.153449484,39.9892121],[-75.153461181,39.989162136],[-75.153625436,39.989184712],[-75.153614419,39.989233886],[-75.153449484,39.9892121]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-020029","type":"Fire Alarm Certification","inspectionDate":"2026-06-30","result":"Certified","expirationDate":"2027-06-30","buildingId":"1025432"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":3,"baths":3,"stories":2,"lotArea":831,"zoning":"CMX2","grade":"C","basement":"D","heater":"C","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3937 ELSINORE STREET, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":47400,"taxable":47400,"land":3076,"improvement":44324,"taxableLand":3076,"taxableImprovement":44324,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":47400,"taxable":47400,"land":14220,"improvement":33180,"taxableLand":14220,"taxableImprovement":33180,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":47400,"taxable":47400,"land":14220,"improvement":33180,"taxableLand":14220,"taxableImprovement":33180,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":56200,"taxable":56200,"land":16860,"improvement":39340,"taxableLand":16860,"taxableImprovement":39340,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":42900,"taxable":42900,"land":12870,"improvement":30030,"taxableLand":12870,"taxableImprovement":30030,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":42900,"taxable":42900,"land":12870,"improvement":30030,"taxableLand":12870,"taxableImprovement":30030,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":42900,"taxable":42900,"land":12870,"improvement":30030,"taxableLand":12870,"taxableImprovement":30030,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":81300,"taxable":81300,"land":16260,"improvement":65040,"taxableLand":16260,"taxableImprovement":65040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":81300,"taxable":81300,"land":16260,"improvement":65040,"taxableLand":16260,"taxableImprovement":65040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":109200,"taxable":109200,"land":21840,"improvement":87360,"taxableLand":21840,"taxableImprovement":87360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":109200,"taxable":109200,"land":21840,"improvement":87360,"taxableLand":21840,"taxableImprovement":87360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":110700,"taxable":110700,"land":22140,"improvement":88560,"taxableLand":22140,"taxableImprovement":88560,"exemptLand":0,"exemptImprovement":0}],"taxNow":1529,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-006974","date":"2023-09-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Residential - Household Living - Two-Family"},{"number":"ZP-2024-009473","date":"2025-01-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Residential - Household Living - Single-Family"},{"number":"CP-2023-004953","date":"2025-06-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY TO AN EXISTING STRUCTURE. FOR THE CREATION OF THE RETAIL SALES OF CONSUNER GOODS AND A SINGLE-FAMILY HOUSEHOLD LIVING. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND THE ERECTION OF AN EXTERIOR RAMP. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2025-010489","date":"2025-08-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"1-kitchen 2-wc 2- sink 1 bathtub"},{"number":"MP-2025-004046","date":"2025-08-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"EP-2025-006512","date":"2025-09-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-30","scope":"Installation of 300 amp service. Commercial space below. Dwelling above wiring throughout the property. Fire alarm installations in accordance with NFPA 72 2016 and Philadelphia Fire Code, 2018"},{"number":"FP-2025-002048","date":"2025-10-17","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2.5-INCH WILKINS 350 AST BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"Improved","storyDelta":4.38,"timeline":[{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"499830","type":"Rental","status":"Closed","businessName":"BE REAL LLC","legalName":"BE REAL LLC","address":"2400 N 13TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-04-27","latestIssueDate":"2020-02-18","expirationDate":"2021-02-28","inactiveDate":null},{"number":"0968323","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"A&R Home Investors LLC","legalName":"A&R Home Investors LLC","address":"2400 N 13TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-12-26","latestIssueDate":"2024-12-26","expirationDate":"2025-12-25","inactiveDate":"2026-02-23"}],"licenseActivity":[{"number":"0968323","type":"Vacant Residential Property / Lot","businessName":"A&R Home Investors LLC","legalName":"A&R Home Investors LLC","issuedDate":"2024-12-26","latestIssueDate":"2024-12-26","closureDate":"2026-02-23","expirationDate":"2025-12-25","inactiveDate":"2026-02-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"499830","type":"Rental","businessName":"BE REAL LLC","legalName":"BE REAL LLC","issuedDate":"2010-04-27","latestIssueDate":"2020-02-18","closureDate":"2021-02-28","expirationDate":"2021-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-27","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."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: CP-2023-004953 (Issued), PP-2025-010489 (Issued), MP-2025-004046 (Issued), FP-2025-002048 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 14, 2025.","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 #0968323: Inactive since Feb 23, 2026","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 13 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 30, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}