{"asOf":"2026-07-25T14:13:16.059Z","block":"2500-2599 S FELTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-felton-st","address":"2523 S FELTON ST","parcelNumber":"402115200","source":"https://property.phila.gov/?p=402115200","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"EMOD ENTERPRISE LLC","coOwner":null,"marketValue":140100,"landAssessment":28020,"improvementAssessment":112080,"livableArea":1360,"yearBuilt":1920,"lastSale":{"price":77000,"date":"2024-08-28T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92424711691779,"lng":-75.22617330723311,"geom":{"type":"Polygon","coordinates":[[[-75.226065787,39.924296498],[-75.226242755,39.92416752],[-75.226281322,39.924198448],[-75.226102076,39.924326748],[-75.226065787,39.924296498]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":2,"lotArea":1020,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"701 E CATHEDRAL RD STE 45 1213, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":56900,"taxable":56900,"land":5100,"improvement":51800,"taxableLand":5100,"taxableImprovement":51800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":56900,"taxable":56900,"land":8535,"improvement":48365,"taxableLand":8535,"taxableImprovement":48365,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":56900,"taxable":56900,"land":8535,"improvement":48365,"taxableLand":8535,"taxableImprovement":48365,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":58100,"taxable":58100,"land":8700,"improvement":49400,"taxableLand":8700,"taxableImprovement":49400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":62900,"taxable":62900,"land":9419,"improvement":53481,"taxableLand":9419,"taxableImprovement":53481,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":62900,"taxable":62900,"land":9419,"improvement":53481,"taxableLand":9419,"taxableImprovement":53481,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":62900,"taxable":62900,"land":9419,"improvement":53481,"taxableLand":9419,"taxableImprovement":53481,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":77900,"taxable":77900,"land":15500,"improvement":62400,"taxableLand":15500,"taxableImprovement":62400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":77900,"taxable":77900,"land":15500,"improvement":62400,"taxableLand":15500,"taxableImprovement":62400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":121300,"taxable":121300,"land":24260,"improvement":97040,"taxableLand":24260,"taxableImprovement":97040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":121300,"taxable":121300,"land":24260,"improvement":97040,"taxableLand":24260,"taxableImprovement":97040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":140100,"taxable":140100,"land":28020,"improvement":112080,"taxableLand":28020,"taxableImprovement":112080,"exemptLand":0,"exemptImprovement":0}],"taxNow":1698,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-014334","date":"2023-01-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2024-010398","date":"2024-11-13","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-05-05","scope":"LEVEL III ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY (NO CHANGE OF OCCUPANCY CLASSIFICATION, GROUP R-3 TO GROUP R-3) TO CREATE A TWO-FAMILY DWELLING WITHIN AN EXISTING TWO (2) STORY BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"PP-2024-015922","date":"2024-11-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-14","scope":"INSTALL NEW FIXTURES WITH PIPING 2 LAVY SINKS, 2 WATER CLOSETS, 2 SHOWER/TUBS, 2 KITCHEN SINKS, 2 LAUNDRY SINKS, 2 HOT WATER HEATER 12 FIXTURES"},{"number":"EP-2024-011383","date":"2024-12-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-07","scope":"Full rewire for 2 units, Lights, switches and receptacles Hardwire smoke detectors. 200 amp service house panel 100 amp sub panel for ea unit."},{"number":"MP-2024-005303","date":"2024-12-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-14","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 the submission of construction and site plans. NO PENETRATIONS TO FIRE-RATED ASSEMBLIES Equipment's for both units Installation of 2 air handlers with Heat pumps 1st floor unit will be in the basement. 2d floor unit - on the 2d floor in the mech room. Installation 14 registers for returns and vents."}],"storyTag":"Improved","storyDelta":0.24,"timeline":[{"y":2007,"k":"sale","p":61999},{"y":2021,"k":"sale","p":80000},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"sale","p":77000},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"239524","type":"Rental","status":"Inactive","businessName":"RALPH DAVERSA","legalName":"RALPH DAVERSA","address":"2523 S FELTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-09","latestIssueDate":"2007-03-19","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"842336","type":"Rental","status":"Inactive","businessName":"Janet Kang","legalName":"Janet Kang","address":"2523 S FELTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-05-21","latestIssueDate":"2020-05-21","expirationDate":"2021-05-20","inactiveDate":"2021-07-18"},{"number":"892134","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Rad Diversified Reit","legalName":"Rad Diversified Reit","address":"2523 S FELTON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-04-14","latestIssueDate":"2023-07-18","expirationDate":"2024-04-13","inactiveDate":"2024-06-11"},{"number":"0979230","type":"Rental","status":"Inactive","businessName":"EMOD ENTERPRISE LLC","legalName":"EMOD ENTERPRISE LLC","address":"2523 S FELTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-05-19","latestIssueDate":"2025-05-19","expirationDate":"2026-05-18","inactiveDate":"2026-07-17"}],"licenseActivity":[{"number":"0979230","type":"Rental","businessName":"EMOD ENTERPRISE LLC","legalName":"EMOD ENTERPRISE LLC","issuedDate":"2025-05-19","latestIssueDate":"2025-05-19","closureDate":"2026-07-17","expirationDate":"2026-05-18","inactiveDate":"2026-07-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"892134","type":"Vacant Residential Property / Lot","businessName":"Rad Diversified Reit","legalName":"Rad Diversified Reit","issuedDate":"2022-04-14","latestIssueDate":"2023-07-18","closureDate":"2024-06-11","expirationDate":"2024-04-13","inactiveDate":"2024-06-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"842336","type":"Rental","businessName":"Janet Kang","legalName":"Janet Kang","issuedDate":"2020-05-21","latestIssueDate":"2020-05-21","closureDate":"2021-07-18","expirationDate":"2021-05-20","inactiveDate":"2021-07-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"239524","type":"Rental","businessName":"RALPH DAVERSA","legalName":"RALPH DAVERSA","issuedDate":"2004-06-09","latestIssueDate":"2007-03-19","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #892134: Inactive since Jun 11, 2024","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"}],"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"}]}