{"asOf":"2026-07-28T11:29:22.414Z","block":"2100-2199 S HOWARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-s-howard-st","address":"2126 S HOWARD ST","parcelNumber":"391246700","source":"https://property.phila.gov/?p=391246700","ownerType":"owner-occupied","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":"GALBRAITH MARGUERITTE","coOwner":"EISER WILLIAM","marketValue":221000,"landAssessment":44200,"improvementAssessment":176800,"livableArea":943,"yearBuilt":1905,"lastSale":{"price":1,"date":"2016-03-15T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92108932211798,"lng":-75.1491924915906,"geom":{"type":"Polygon","coordinates":[[[-75.149269289,39.921118891],[-75.149099195,39.921096769],[-75.149109029,39.921058611],[-75.149285625,39.921082057],[-75.149269289,39.921118891]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":2,"baths":1,"stories":2,"lotArea":700,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"2126 S HOWARD ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A TWO-STORY ADDITION AS PART OF AN EXISTING ATTACHED TWO-STORY SINGLE-FAMILY DWELLING.","status":"OPEN","outcome":"Granted","date":"2018-06-20","number":"33529","relatedPermit":"858194"}],"taxYears":[{"year":2008,"total":575.45,"principal":0,"interest":422.54,"penalty":45.13},{"year":2009,"total":1126.26,"principal":483.62,"interest":405.5,"penalty":45.34}],"taxNet":1701.71,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":118400,"taxable":88400,"land":12950,"improvement":105450,"taxableLand":12950,"taxableImprovement":75450,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":118400,"taxable":118400,"land":24035,"improvement":94365,"taxableLand":24035,"taxableImprovement":94365,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":118400,"taxable":118400,"land":24035,"improvement":94365,"taxableLand":24035,"taxableImprovement":94365,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":159300,"taxable":159300,"land":32338,"improvement":126962,"taxableLand":32338,"taxableImprovement":126962,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":172600,"taxable":127600,"land":35038,"improvement":137562,"taxableLand":35038,"taxableImprovement":92562,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":172600,"taxable":127600,"land":35038,"improvement":137562,"taxableLand":35038,"taxableImprovement":92562,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":172600,"taxable":127600,"land":35038,"improvement":137562,"taxableLand":35038,"taxableImprovement":92562,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":194300,"taxable":114300,"land":38860,"improvement":155440,"taxableLand":38860,"taxableImprovement":75440,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":194300,"taxable":114300,"land":38860,"improvement":155440,"taxableLand":38860,"taxableImprovement":75440,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":219700,"taxable":119700,"land":43940,"improvement":175760,"taxableLand":43940,"taxableImprovement":75760,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":219700,"taxable":119700,"land":43940,"improvement":175760,"taxableLand":43940,"taxableImprovement":75760,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":221000,"taxable":121000,"land":44200,"improvement":176800,"taxableLand":44200,"taxableImprovement":76800,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1676,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"864231","date":"2018-04-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-12","scope":"- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"892325","date":"2018-07-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"INSTALL 80,000 BTU 95% EFF GAS FURNACE WITH AIR IN BASEMENT AND DUCTWORK"},{"number":"893137","date":"2018-07-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"INSTALL A NEW 100AMP SERVICE, PANEL,METER & GROUNDING, WIRE & INSTALL NEW DEVICES: RECEPTACLES,SWITCHES,LIGHTS,FIXTURES,SMOKE CO DETECTORS AS PER 2008 NEC (SOUTH DISTRICT) WORK NOT TO INCLUDE NEW REAR ADDITION"},{"number":"893286","date":"2018-07-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"REPLACE HOUSE DRAIN,STACK,AREA DRAIN,WATER HEATER,WASTE AND WATER LINES FOR 2-WATER CLOSETS,2-LAVS,2-SHOWERS,1-WASHER AND 1-KITCHEN SINK.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"891982","date":"2018-08-27","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"BUILD 2 STORY REAR ADDITION."},{"number":"858194","date":"2018-08-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-08-27","scope":"PROPOSE FIRST & SECOND REAR ADDITION. WE WOULD LIKE THE REFUSAL"},{"number":"910852","date":"2018-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-16","scope":"NEW LIGHTING,OUTLETS AND SWITCHES PER 2008 NEC (SFD)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Addition"},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #33529: OPEN · Granted; related permit 858194.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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"}]}