{"asOf":"2026-07-22T15:31:49.263Z","block":"2100-2199 S 8TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-s-8th-st","address":"2137 S 8TH ST","parcelNumber":"393239600","source":"https://property.phila.gov/?p=393239600","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"22","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"ZENG PATRICK","coOwner":"RUAN JENNIFER","marketValue":339500,"landAssessment":67900,"improvementAssessment":271600,"livableArea":1968,"yearBuilt":1915,"lastSale":{"price":40000,"date":"2009-02-13T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92198406967472,"lng":-75.15977712716683,"geom":{"type":"Polygon","coordinates":[[[-75.15967405,39.921992829],[-75.159683348,39.921949951],[-75.159879672,39.921975003],[-75.159870796,39.922018374],[-75.15967405,39.921992829]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":4,"baths":2,"stories":3,"lotArea":905,"zoning":"RSA5","grade":null,"basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1419 S PERCY ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a three-family (multi-family) household living in an existing structure.","status":"Completed","outcome":"Granted","date":"2025-06-20","number":"ZP-2024-005701","relatedPermit":"ZP-2024-005701"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":136800,"taxable":136800,"land":13585,"improvement":123215,"taxableLand":13585,"taxableImprovement":123215,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":136800,"taxable":136800,"land":21204,"improvement":115596,"taxableLand":21204,"taxableImprovement":115596,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":136800,"taxable":136800,"land":21204,"improvement":115596,"taxableLand":21204,"taxableImprovement":115596,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":240500,"taxable":240500,"land":37278,"improvement":203222,"taxableLand":37278,"taxableImprovement":203222,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":260600,"taxable":260600,"land":40394,"improvement":220206,"taxableLand":40394,"taxableImprovement":220206,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":260600,"taxable":260600,"land":40394,"improvement":220206,"taxableLand":40394,"taxableImprovement":220206,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":260600,"taxable":260600,"land":40394,"improvement":220206,"taxableLand":40394,"taxableImprovement":220206,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":311900,"taxable":311900,"land":62380,"improvement":249520,"taxableLand":62380,"taxableImprovement":249520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":311900,"taxable":311900,"land":62380,"improvement":249520,"taxableLand":62380,"taxableImprovement":249520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":309700,"taxable":309700,"land":61940,"improvement":247760,"taxableLand":61940,"taxableImprovement":247760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":309700,"taxable":309700,"land":61940,"improvement":247760,"taxableLand":61940,"taxableImprovement":247760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":339500,"taxable":339500,"land":67900,"improvement":271600,"taxableLand":67900,"taxableImprovement":271600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4335,"familyHeld":true,"lastTransferNominal":false,"permits":[{"number":"217569","date":"2009-06-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-06-09","scope":"PROPOSED REAR ADDITION OVER EXISTING 2ND STORY REAR OF THE BLDG.FOR USE AS A PROFESSIONAL OFFICE AND 2 SFD'S"},{"number":"224653","date":"2009-07-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"PROPOSED RENOVATION OF EXISTING (3) STORY STRUCTURE FOR USE OF PROFESSIONAL OFFICES ON 1ST FL. AND 2ND AND 3RD FL. ADDITION IN REAR AS PER PLAN."},{"number":"264831","date":"2010-03-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-03-10","scope":"3/4\" WATER DISTRIBUTION PIPE, HOUSE TRAP"},{"number":"266458","date":"2010-03-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"1ST FLOOR INSTALL: (1) WATER CLOSET, (1) LAV, 2ND FLOOR: INSTALL (1) WATER CLOSET, (1) LAV, (1) BATHTUB, (1) KITCHEN SINK, 3RD FLOOR: INSTALL (1) WATER CLOSET, (1) LAV, (1) BATHTUB, (1) KITCHEN SINK"},{"number":"269344","date":"2010-04-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"INSTALL DIRECT VENT 3 YORK WARM AIR UNITS 60,000 BTU 90% RELATED DUCT WORK."},{"number":"267498","date":"2010-12-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"FIRE ALARM THROUGHOUT AS PER NFPA-72, RECEPTACLES, SWITCHES, 200 AMP SERVICE SINGLE PHASE, 4 METERS AS PER 2005 NEC (SOUTH DIST)"},{"number":"ZP-2024-005701","date":"2025-05-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"sale","p":40000},{"y":2009,"k":"permit","w":"Zoning/use"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted"}],"rented":true,"licenses":[{"number":"525497","type":"Rental","status":"Active","businessName":"RUAN JENNIFER P ZENG PATRICK &","legalName":"RUAN JENNIFER P ZENG PATRICK &","address":"2137 S 8TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-02-15","latestIssueDate":"2026-02-18","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"525497","type":"Rental","businessName":"RUAN JENNIFER P ZENG PATRICK &","legalName":"RUAN JENNIFER P ZENG PATRICK &","issuedDate":"2011-02-15","latestIssueDate":"2026-02-18","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-21","units":2,"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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-005701: Completed · Granted; related permit ZP-2024-005701. Use permit #217569: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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"}]}