{"asOf":"2026-07-28T20:20:47.763Z","block":"2300-2399 S 13TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-s-13th-st","address":"2323 S 13TH ST","parcelNumber":"394425700","source":"https://property.phila.gov/?p=394425700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"ROLLO REAL ESTATE LLC","coOwner":null,"marketValue":316900,"landAssessment":63380,"improvementAssessment":253520,"livableArea":1540,"yearBuilt":1920,"lastSale":{"price":260000,"date":"2024-08-06T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92091843309684,"lng":-75.16804980655645,"geom":{"type":"Polygon","coordinates":[[[-75.167928651,39.92092416],[-75.167936632,39.920883251],[-75.168169617,39.920911581],[-75.168160813,39.920954326],[-75.167928651,39.92092416]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":4,"baths":2,"stories":2,"lotArea":1072,"zoning":"RSA5","grade":"C","basement":"C","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2527 S BROAD ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":158200,"taxable":158200,"land":16087,"improvement":142113,"taxableLand":16087,"taxableImprovement":142113,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":158200,"taxable":158200,"land":34171,"improvement":124029,"taxableLand":34171,"taxableImprovement":124029,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":158200,"taxable":158200,"land":34171,"improvement":124029,"taxableLand":34171,"taxableImprovement":124029,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":228300,"taxable":228300,"land":49313,"improvement":178987,"taxableLand":49313,"taxableImprovement":178987,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":247400,"taxable":247400,"land":53438,"improvement":193962,"taxableLand":53438,"taxableImprovement":193962,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":247400,"taxable":247400,"land":53438,"improvement":193962,"taxableLand":53438,"taxableImprovement":193962,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":247400,"taxable":247400,"land":53438,"improvement":193962,"taxableLand":53438,"taxableImprovement":193962,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":317400,"taxable":317400,"land":63480,"improvement":253920,"taxableLand":63480,"taxableImprovement":253920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":317400,"taxable":317400,"land":63480,"improvement":253920,"taxableLand":63480,"taxableImprovement":253920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":326800,"taxable":326800,"land":65360,"improvement":261440,"taxableLand":65360,"taxableImprovement":261440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":326800,"taxable":326800,"land":65360,"improvement":261440,"taxableLand":65360,"taxableImprovement":261440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":316900,"taxable":316900,"land":63380,"improvement":253520,"taxableLand":63380,"taxableImprovement":253520,"exemptLand":0,"exemptImprovement":0}],"taxNow":4575,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"724193","date":"2016-09-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-26","scope":"REPLACE 5\" CURB TRAP TO 5\" LATERAL TO HOUSE DRAIN IN BASEMENT WITH FAI-PA1#20162670144-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"GM-2024-007346","date":"2024-08-20","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-09-04","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"RP-2024-009404","date":"2024-10-31","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-05-16","scope":"Interior renovation as per attached plans. Rebuild rear portion of structure as per same footprint. No underpinning or excavating below five foot or below adjacent property's foundation. Special inspections required for footings. Existing two-family dwelling, all fire rated assemblies between units to remain and emergency escape openings for bedrooms. unhabitable basement. Note-not proposing to replace more than 10% floor joist in the rear and or throughout."},{"number":"PP-2024-017236","date":"2024-12-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-16","scope":"Interior Plumbing - 3WC, 2-TUBS/Shower, 3-Lavatories, 2-KS, 2-LS, 2-WH, sewage pump. Basement to remain uninhabited."},{"number":"MP-2024-005920","date":"2024-12-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-16","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. No penetrations to fire-rated assemblies"},{"number":"EP-2024-012320","date":"2024-12-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-09","scope":"REWIRE HOUSE THROUGHOUT. INSTALL LIGHTING, SWITCHES AND RECEPTACLES OUTLETS. INSTALL 120 VOLTS INTERCONNECTED SMOKE/CO ALARMS ACCORDING TO THE 2017 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2024,"k":"sale","p":260000},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"246492","type":"Rental","status":"Inactive","businessName":"VIOLA TALARICO (JOSEPH DILEMMO)","legalName":"VIOLA TALARICO","address":"2323 S 13TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-03-20","latestIssueDate":"2024-02-12","expirationDate":"2025-02-28","inactiveDate":"2025-04-29"},{"number":"0958342","type":"Rental","status":"Inactive","businessName":"ROLLO REAL ESTATE LLC","legalName":"ROLLO REAL ESTATE LLC","address":"2323 S 13TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-08-08","latestIssueDate":"2024-08-08","expirationDate":"2025-08-07","inactiveDate":"2025-10-06"}],"licenseActivity":[{"number":"0958342","type":"Rental","businessName":"ROLLO REAL ESTATE LLC","legalName":"ROLLO REAL ESTATE LLC","issuedDate":"2024-08-08","latestIssueDate":"2024-08-08","closureDate":"2025-10-06","expirationDate":"2025-08-07","inactiveDate":"2025-10-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"246492","type":"Rental","businessName":"VIOLA TALARICO (JOSEPH DILEMMO)","legalName":"VIOLA TALARICO","issuedDate":"2004-03-20","latestIssueDate":"2024-02-12","closureDate":"2025-04-29","expirationDate":"2025-02-28","inactiveDate":"2025-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"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"],"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":"The record identifies more than one dwelling/use.","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-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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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"}]}