{"asOf":"2026-07-26T19:31:47.840Z","block":"2500-2599 S CLARION ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-clarion-st","address":"2517 S CLARION ST","parcelNumber":"394447400","source":"https://property.phila.gov/?p=394447400","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"EMILY TOBIN","coOwner":null,"marketValue":297400,"landAssessment":59480,"improvementAssessment":237920,"livableArea":888,"yearBuilt":1925,"lastSale":{"price":299900,"date":"2022-08-11T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91874848704099,"lng":-75.16915358831572,"geom":{"type":"Polygon","coordinates":[[[-75.169077455,39.918719572],[-75.1692371,39.918741204],[-75.169229225,39.918777699],[-75.169069807,39.918755573],[-75.169077455,39.918719572]]]},"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":630,"zoning":"RSA5","grade":"C","basement":"B","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":true,"mail":"2517 S CLARION ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":135500,"taxable":105500,"land":11529,"improvement":123971,"taxableLand":11529,"taxableImprovement":93971,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":135500,"taxable":105500,"land":30081,"improvement":105419,"taxableLand":30081,"taxableImprovement":75419,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":135500,"taxable":105500,"land":30081,"improvement":105419,"taxableLand":30081,"taxableImprovement":75419,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":162800,"taxable":122800,"land":36142,"improvement":126658,"taxableLand":36142,"taxableImprovement":86658,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":176400,"taxable":131400,"land":39161,"improvement":137239,"taxableLand":39161,"taxableImprovement":92239,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":176400,"taxable":131400,"land":39161,"improvement":137239,"taxableLand":39161,"taxableImprovement":92239,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":176400,"taxable":131400,"land":39161,"improvement":137239,"taxableLand":39161,"taxableImprovement":92239,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":189700,"taxable":109700,"land":37940,"improvement":151760,"taxableLand":37940,"taxableImprovement":71760,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":189700,"taxable":109700,"land":37940,"improvement":151760,"taxableLand":37940,"taxableImprovement":71760,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":293200,"taxable":193200,"land":58640,"improvement":234560,"taxableLand":58640,"taxableImprovement":134560,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":293200,"taxable":193200,"land":58640,"improvement":234560,"taxableLand":58640,"taxableImprovement":134560,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":297400,"taxable":197400,"land":59480,"improvement":237920,"taxableLand":59480,"taxableImprovement":137920,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2704,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"428869","date":"2012-09-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 100A PANEK AND DOOR RELEASE WITH INTERCOM. ALL WORK DONE IN ACCORDANCE WITH 2008 NEC(SFD)(SOUTH DIST)"},{"number":"RP-2021-017393","date":"2021-11-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-08-11","scope":"EZ PERMIT STANDARDS ALTERATIONS - For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work any modifications to exterior walls, party walls, floor/roof framing or foundations, including underpinning, excavation, and removal of foundation slab. WORK IN THE BASEMENT OR CELLAR IS NOT INCLUDED ON THE EZ ALT PERMIT. Separate permits required for Mechanical, Electric and Plumbing. 1) Removing the wood framed partition wall which is a non-bearing that divides the kitchen from the living space of the first floor to have an open space. 2) Strip the walls and ceilings down to wood studs and joists. 3) Install GWB to all partitions, interior walls and joists ceiling of each floor. 4) Add R-49 and R 38 Batted insulation for the existing roof and ceiling. 5) Install new floorings 6) Replace the windows with no change in the size or location of the openings and a U-Factor N.T.E. 0.32, the interior and exterior doors with no change in the size of the door openings. 7) Install new kitchen including cabinets, countertop. and floor and walls tiling. 8) Redo the bathrooms on the first and second floors with walls and floor tiles. 9) Install a new Central AC unit with a Mechanical permit, using the existing ductwork and keeping the heating furnace."},{"number":"MP-2022-003962","date":"2022-07-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-10","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Install of new Heating and air conditioning system 90%, 60k btu fas fired furnace. 2.5 ton coil and condensor. Ductwork ran throughout house)."},{"number":"PP-2022-011751","date":"2022-08-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-11","scope":"For the installation of supply and DWV pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code."}],"storyTag":"Renovated & sold on","storyDelta":1.19,"timeline":[{"y":2012,"k":"permit","w":"Electrical"},{"y":2021,"k":"sale","p":137000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"sale","p":299900}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 55% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $189,700 to $293,200","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}