{"asOf":"2026-07-27T15:51:26.009Z","block":"2500-2599 S 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-2nd-st","address":"2553-55 S 2ND ST","parcelNumber":"391276605","source":"https://property.phila.gov/?p=391276605","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"LYNCH JOHN","coOwner":null,"marketValue":479000,"landAssessment":95800,"improvementAssessment":383200,"livableArea":2270,"yearBuilt":2017,"lastSale":{"price":1,"date":"2013-06-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"2205809","date":"2011-09-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2205808","date":"2011-09-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2483325","date":"2012-06-21","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2483326","date":"2012-06-21","code":"PM-302.6/6","title":"EXT A-POOL MAINT/CLEAN/ENCLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3515687","date":"2015-04-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3515686","date":"2015-04-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"296107","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-09-08","completedDate":"2011-09-13","violations":[{"number":"2205809","date":"2011-09-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2205808","date":"2011-09-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"335120","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-06-25","completedDate":"2012-07-30","violations":[{"number":"2483325","date":"2012-06-21","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2483326","date":"2012-06-21","code":"PM-302.6/6","title":"EXT A-POOL MAINT/CLEAN/ENCLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"474048","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-04-08","completedDate":"2015-05-06","violations":[{"number":"3515687","date":"2015-04-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3515686","date":"2015-04-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2015,"n":2,"worst":null}],"investigations":[{"caseNumber":"335120","date":"2012-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"335120","date":"2012-07-27","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91569398832011,"lng":-75.15104083999924,"geom":{"type":"Polygon","coordinates":[[[-75.150949028,39.91568615],[-75.150957841,39.915641697],[-75.151140516,39.915664602],[-75.151123251,39.915746599],[-75.150941331,39.9157231],[-75.150949028,39.91568615]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":3,"stories":3,"lotArea":1514,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"151 W RITNER ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":22400,"taxable":22400,"land":22400,"improvement":0,"taxableLand":22400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":60100,"taxable":60100,"land":60100,"improvement":0,"taxableLand":60100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":60100,"taxable":60100,"land":60100,"improvement":0,"taxableLand":60100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":60100,"taxable":60100,"land":60100,"improvement":0,"taxableLand":60100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":380000,"taxable":61000,"land":61000,"improvement":319000,"taxableLand":61000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":319000},{"y":2021,"v":380000,"taxable":61000,"land":61000,"improvement":319000,"taxableLand":61000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":319000},{"y":2022,"v":380000,"taxable":61000,"land":61000,"improvement":319000,"taxableLand":61000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":319000},{"y":2023,"v":494300,"taxable":98860,"land":98860,"improvement":395440,"taxableLand":98860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":395440},{"y":2024,"v":494300,"taxable":98860,"land":98860,"improvement":395440,"taxableLand":98860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":395440},{"y":2025,"v":563600,"taxable":112720,"land":112720,"improvement":450880,"taxableLand":112720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":450880},{"y":2026,"v":563600,"taxable":112720,"land":112720,"improvement":450880,"taxableLand":112720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":450880},{"y":2027,"v":479000,"taxable":415133,"land":95800,"improvement":383200,"taxableLand":95800,"taxableImprovement":319333,"exemptLand":0,"exemptImprovement":63867}],"taxNow":1578,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"660179","date":"2016-01-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-01-21","scope":"FOR THE ERECTION OF A NEW THREE STORY, SFD WITH PILOT HOUSE TO ACCESS ROOF DECK ABOVE THE THIRD FLOOR ROOF, WITH 42\" HIGH PARAPETS HIGH PERIMETER ALONG SHUNK ST HIGH FENCE AT ALL OTHER PROPERTY LINES."},{"number":"688513","date":"2016-04-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-01-25","scope":"TO AMEND A/P NO 674575 TO CORRECT ADDRESS. PERMIT ISSUED TO 2553 N 02ND STREET IN ERROR. PERMIT AMENDED TO 2553 S 02ND STREET. PERMIT IS FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR USE AS A SINGLE FAMILY DWELLING. STRUCTURE TO BE FULLY SPRINKLERED (NFPA 13D OR BETTER). A ALL SPECIAL INSPECTIONS TO BE DONE BY ALEX RONG, P.E.. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL, MECHANICAL, FIRE SUPPRESSION."},{"number":"706704","date":"2016-07-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-01-25","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1-1/2\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"710512","date":"2016-07-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-25","scope":"STORM & SANITARY SEWER 1.5 DOMESTIC WATER SERVICE, 4\" MAIN DRAIN PA20162081215 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION. 4 WC, 5 LAVS, 3 SH, 1 KS, 1 WASHER BOX, PEX AND PVC THROUGHOUT"},{"number":"721495","date":"2016-09-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-25","scope":"INSTALL 80,000 BTU GAS FURNACE 96% 13 SEER A/C FULL DUCT WORK"},{"number":"723214","date":"2016-09-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-26","scope":"INSTALL 200AMP PANEL, METER WITH DISCONNECT AND GROUNDING, 60 OUTLETS, 12 GFI 50 RECESSED, 8 SCONCE, 2 PENDANT, 4 O/S LTS, 5 DECK LTS, 5 BATH FAN COMBOS, 50 SWITCHES AND 6 LTS PER 2008 NEC (SFD)SOUTH DISTRICT"},{"number":"PP-2023-012564","date":"2023-09-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-09-30","scope":"Curb trap and fai"},{"number":"PP-2023-015423","date":"2023-12-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-06","scope":"Replace back water valve -"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 532% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $60,100 to $380,000","no permit shown in 2019-2021"],"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 #660179: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2023-012564 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 27, 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":"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 and appears related-party/family-held.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 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.","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"}]}