{"asOf":"2026-07-25T16:41:19.063Z","block":"2600-2699 S 7TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-s-7th-st","address":"2649 S 7TH ST","parcelNumber":"393177400","source":"https://property.phila.gov/?p=393177400","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"22","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"AVDC CORP","coOwner":null,"marketValue":207300,"landAssessment":41460,"improvementAssessment":165840,"livableArea":1140,"yearBuilt":1940,"lastSale":{"price":1,"date":"1991-06-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"4346582","date":"2017-06-12","code":"CP-801","title":"DUMPING - PRIVATE PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4346581","date":"2017-06-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-072162","date":"2023-09-20","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-072163","date":"2023-09-20","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-072164","date":"2023-09-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-017194","date":"2024-03-15","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-017195","date":"2024-03-15","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-017196","date":"2024-03-15","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-017197","date":"2024-03-15","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-017198","date":"2024-03-15","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"588166","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-06-12","completedDate":"2017-07-13","violations":[{"number":"4346582","date":"2017-06-12","code":"CP-801","title":"DUMPING - PRIVATE PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4346581","date":"2017-06-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-097769","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-20","completedDate":"2025-01-14","violations":[{"number":"VI-2023-072162","date":"2023-09-20","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-072163","date":"2023-09-20","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-072164","date":"2023-09-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-02-28","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-020864","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-15","completedDate":"2024-07-30","violations":[{"number":"VI-2024-017194","date":"2024-03-15","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-017195","date":"2024-03-15","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-017196","date":"2024-03-15","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-017197","date":"2024-03-15","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-017198","date":"2024-03-15","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2024-07-30","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2023,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2023-097769","date":"2023-09-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020864","date":"2024-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020864","date":"2024-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-020864","date":"2024-07-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-097769","date":"2024-09-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-097769","date":"2024-12-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-097769","date":"2025-01-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":4,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":22450.16,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":22450.16,"principalDue":15826.39,"penaltyDue":1112.63,"interestDue":3310.52,"otherChargesDue":2200.62,"yearsOwed":6,"oldestYearOwed":2016,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-12-02","assessmentYear":2022,"totalAssessment":253300,"taxableAssessment":253300,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3545.69,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91561828481558,"lng":-75.1595896897208,"geom":{"type":"Polygon","coordinates":[[[-75.159487701,39.915623362],[-75.159496018,39.915588022],[-75.159688883,39.91561111],[-75.159680373,39.915649863],[-75.159487701,39.915623362]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":1,"stories":2,"lotArea":770,"zoning":"RSA5","grade":"C","basement":"J","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1640 S 13TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS TWO-FAMILY HOUSEHOLD LIVING IN AN EXISTING ATTACHED BUILDING.","status":"Completed","outcome":"Granted with conditions","date":"2025-06-18","number":"ZP-2025-000614","relatedPermit":"ZP-2025-000614"}],"taxYears":[{"year":2016,"total":1800.7,"principal":1572.74,"interest":23.6,"penalty":15.73}],"taxNet":1800.7,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":97700,"taxable":97700,"land":10033,"improvement":87667,"taxableLand":10033,"taxableImprovement":87667,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":97700,"taxable":97700,"land":17000,"improvement":80700,"taxableLand":17000,"taxableImprovement":80700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":97700,"taxable":97700,"land":17000,"improvement":80700,"taxableLand":17000,"taxableImprovement":80700,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":233800,"taxable":233800,"land":40682,"improvement":193118,"taxableLand":40682,"taxableImprovement":193118,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":253300,"taxable":253300,"land":44075,"improvement":209225,"taxableLand":44075,"taxableImprovement":209225,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":253300,"taxable":253300,"land":44075,"improvement":209225,"taxableLand":44075,"taxableImprovement":209225,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":253300,"taxable":253300,"land":44075,"improvement":209225,"taxableLand":44075,"taxableImprovement":209225,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":265100,"taxable":265100,"land":53020,"improvement":212080,"taxableLand":53020,"taxableImprovement":212080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":265100,"taxable":265100,"land":53020,"improvement":212080,"taxableLand":53020,"taxableImprovement":212080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":223300,"taxable":223300,"land":44660,"improvement":178640,"taxableLand":44660,"taxableImprovement":178640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":223300,"taxable":223300,"land":44660,"improvement":178640,"taxableLand":44660,"taxableImprovement":178640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":207300,"taxable":207300,"land":41460,"improvement":165840,"taxableLand":41460,"taxableImprovement":165840,"exemptLand":0,"exemptImprovement":0}],"taxNow":3126,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2023-011331","date":"2023-11-24","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-03-01","scope":"**MAKE SAFE PERMIT** FOR THE EXTERIOR AND INTERIOR REPAIR OF THE EXISTING TWO (2) STORY MASONRY STRUCTURE TO COMPLY WITH VIOLATION CASE # CF-2023-097769. ALL THE REPAIR WORK SHALL BE DONE AS PER THE ENGINGEER REPORT, PROVIDED BY AN ENGINEER, LICENSED AND REGISTERED IN THE STATE OF PA. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK IF REQUIRED. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE CF-2023-097769."},{"number":"RP-2024-002457","date":"2024-05-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Amendment Ready For Issue","completedDate":null,"scope":"Interior renovation as per plans. NO FLOOR JOIST REPLACEMENT UNDER THIS PERMIT-ALREADY COMPLETE UNDER MAKE SAFE. INTERIOR ALTERATIONS THOUGHOUT. NO WORK PROPOSED IN BASEMENT AND NO DIGGING OR UNDERPINNING PROPOSED-**AMENDED 11/14/24- NO AMENDED APPROVED. CLOSED AMENDMENT REQUEST**"},{"number":"MP-2024-002345","date":"2024-05-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. New HVAC system, ductwork, and 14 diffusers"},{"number":"EP-2024-005006","date":"2024-06-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Fixtures and Lightning replacement."},{"number":"PP-2024-007274","date":"2024-06-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing fixtures replacement"},{"number":"ZP-2025-000614","date":"2025-05-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"}],"storyTag":"Renovated & sold on","storyDelta":1.86,"timeline":[{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"sale","p":299900},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$22,450 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-000614: Completed · Granted with conditions; related permit ZP-2025-000614.","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":"4 permits not marked completed: RP-2024-002457 (Amendment Ready For Issue), MP-2024-002345 (Issued), EP-2024-005006 (Issued), PP-2024-007274 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 10 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$22,450.16 was recorded in the City’s 2022-06 delinquency snapshot for 2016–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 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":"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/"}],"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"}]}