{"asOf":"2026-07-28T12:23:14.716Z","block":"2500-2599 S 61ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-61st-st","address":"2534 S 61ST ST","parcelNumber":"402064900","source":"https://property.phila.gov/?p=402064900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"NORTHWEST DEVELOPMENT GROUP LLC","coOwner":null,"marketValue":285800,"landAssessment":57160,"improvementAssessment":228640,"livableArea":1207,"yearBuilt":1920,"lastSale":{"price":25000,"date":"2025-03-17T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":3372.61,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":3372.61,"principalDue":1912.29,"penaltyDue":132.52,"interestDue":374.59,"otherChargesDue":953.21,"yearsOwed":5,"oldestYearOwed":2017,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2018-02-28","assessmentYear":2022,"totalAssessment":74800,"taxableAssessment":74800,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":417.14,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92527949840996,"lng":-75.22426200783289,"geom":{"type":"Polygon","coordinates":[[[-75.224149741,39.925328112],[-75.224335028,39.92519687],[-75.224374417,39.925231039],[-75.224189423,39.925362305],[-75.224149741,39.925328112]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":4,"baths":3,"stories":1,"lotArea":1119,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"524 E HECTOR ST, CONSHOHOCKEN PA, 19428","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":56400,"taxable":26400,"land":5593,"improvement":50807,"taxableLand":5593,"taxableImprovement":20807,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":56400,"taxable":26400,"land":8460,"improvement":47940,"taxableLand":8460,"taxableImprovement":17940,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":56400,"taxable":26400,"land":8460,"improvement":47940,"taxableLand":8460,"taxableImprovement":17940,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":69000,"taxable":29000,"land":10300,"improvement":58700,"taxableLand":10300,"taxableImprovement":18700,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":74800,"taxable":29800,"land":11166,"improvement":63634,"taxableLand":11166,"taxableImprovement":18634,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":74800,"taxable":29800,"land":11166,"improvement":63634,"taxableLand":11166,"taxableImprovement":18634,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":74800,"taxable":29800,"land":11166,"improvement":63634,"taxableLand":11166,"taxableImprovement":18634,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":95700,"taxable":15700,"land":19100,"improvement":76600,"taxableLand":15700,"taxableImprovement":0,"exemptLand":3400,"exemptImprovement":76600},{"y":2024,"v":95700,"taxable":15700,"land":19100,"improvement":76600,"taxableLand":15700,"taxableImprovement":0,"exemptLand":3400,"exemptImprovement":76600},{"y":2025,"v":123800,"taxable":23800,"land":24760,"improvement":99040,"taxableLand":23800,"taxableImprovement":0,"exemptLand":960,"exemptImprovement":99040},{"y":2026,"v":123800,"taxable":123800,"land":24760,"improvement":99040,"taxableLand":24760,"taxableImprovement":99040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":285800,"taxable":285800,"land":57160,"improvement":228640,"taxableLand":57160,"taxableImprovement":228640,"exemptLand":0,"exemptImprovement":0}],"taxNow":1733,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2025-002458","date":"2025-03-19","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-07-18","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":"ZP-2025-003123","date":"2025-04-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2025-003845","date":"2025-05-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-10-15","scope":"FOR ALTERATIONS TO AN EXISTING SEMI-DETACHED STRUCTURE USED AS A TWO-FAMILY DWELLING AS PER BUILDING APPLICATION/PLANS. **AMENDMENT 7/16/25** Documentation of existing rear porch and egress well configuration. No changes to the remainder of the approved scope of work."},{"number":"PP-2025-006417","date":"2025-05-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-14","scope":"install drain, waste, vent and water supply lines for 3 toilets, 3 vanities, 3 tub, 2 kitchens and 2 washer boxes"},{"number":"EP-2025-005078","date":"2025-05-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-09","scope":"INSTALL 200 AMP ELECTRICAL SERVICE, METER SOCKET AND CIRCUIT BREAKER PANEL WITH PROPER GROUNDING AND BONDING. REWIRE HOUSE THROUGHOUT AND INSTALL LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL 120 VOLTS INTERCONNECTED SMOKE AND CO ALARMS ACCORDING TO THE 2017 NEC."},{"number":"MP-2025-002932","date":"2025-05-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-14","scope":"- For the installation of New Ductwork, Registers/Grills/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Associated with RP-2025-003845"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2025,"k":"sale","p":25000},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"0991676","type":"Rental","status":"Active","businessName":"Northwest Development Group LLC","legalName":"Northwest Development Group LLC","address":"2534 S 61ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-10-21","latestIssueDate":"2025-10-21","expirationDate":"2026-10-20","inactiveDate":null}],"licenseActivity":[{"number":"0991676","type":"Rental","businessName":"Northwest Development Group LLC","legalName":"Northwest Development Group LLC","issuedDate":"2025-10-21","latestIssueDate":"2025-10-21","closureDate":null,"expirationDate":"2026-10-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"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 131% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $123,800 to $285,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,372.61 was recorded in the City’s 2022-06 delinquency snapshot for 2017–2021.","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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (524 E HECTOR ST, CONSHOHOCKEN PA, 19428).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1920 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"}]}