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S 12TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2025-07-02","number":"HA-2024-003329","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":10300,"taxable":10300,"land":10300,"improvement":0,"taxableLand":10300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":33200,"taxable":33200,"land":33200,"improvement":0,"taxableLand":33200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":33200,"taxable":33200,"land":33200,"improvement":0,"taxableLand":33200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":33200,"taxable":33200,"land":33200,"improvement":0,"taxableLand":33200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":33200,"taxable":33200,"land":33200,"improvement":0,"taxableLand":33200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":33200,"taxable":33200,"land":33200,"improvement":0,"taxableLand":33200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":33200,"taxable":33200,"land":33200,"improvement":0,"taxableLand":33200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":63900,"taxable":63900,"land":63900,"improvement":0,"taxableLand":63900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":63900,"taxable":63900,"land":63900,"improvement":0,"taxableLand":63900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":88000,"taxable":88000,"land":88000,"improvement":0,"taxableLand":88000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":88000,"taxable":88000,"land":88000,"improvement":0,"taxableLand":88000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":53200,"taxable":53200,"land":53200,"improvement":0,"taxableLand":53200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1232,"familyHeld":false,"lastTransferNominal":false,"permits":[],"storyTag":"Frequently traded","storyDelta":9,"timeline":[{"y":2008,"k":"sale","p":9000},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"sale","p":10000},{"y":2016,"k":"sale","p":20000},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"274999","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"UNITED COMMUNITY CDC","legalName":"UNITED COMMUNITY CDC","address":"2624 S FAIRHILL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2002-03-10","latestIssueDate":"2002-03-10","expirationDate":"2003-02-28","inactiveDate":null},{"number":"306546","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JUAN ARCE","legalName":"JUAN ARCE","address":"2624 S FAIRHILL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2005-02-18","latestIssueDate":"2005-02-18","expirationDate":"2006-02-28","inactiveDate":"2010-10-29"},{"number":"527884","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TRAN JUDITH T","legalName":"TRAN JUDITH T                                     ","address":"2624 S FAIRHILL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2011-03-17","latestIssueDate":"2015-03-27","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"527884","type":"Vacant Residential Property / Lot","businessName":"TRAN JUDITH T","legalName":"TRAN JUDITH T                                     ","issuedDate":"2011-03-17","latestIssueDate":"2015-03-27","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"306546","type":"Vacant Residential Property / Lot","businessName":"JUAN ARCE","legalName":"JUAN ARCE","issuedDate":"2005-02-18","latestIssueDate":"2005-02-18","closureDate":"2010-10-29","expirationDate":"2006-02-28","inactiveDate":"2010-10-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"274999","type":"Vacant Residential Property / Lot","businessName":"UNITED COMMUNITY CDC","legalName":"UNITED COMMUNITY CDC","issuedDate":"2002-03-10","latestIssueDate":"2002-03-10","closureDate":"2003-02-28","expirationDate":"2003-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 10, 2024.","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 #274999: Inactive; Vacant Residential Property / Lot #306546: Inactive since Oct 29, 2010; Vacant Residential Property / Lot #527884: Inactive since Apr 29, 2016","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 9 historical violations across 6 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/"}]}