{"asOf":"2026-07-26T03:25:46.987Z","block":"2600-2699 E ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-e-allegheny-ave","address":"2609 E ALLEGHENY AVE","parcelNumber":"451005800","source":"https://property.phila.gov/?p=451005800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"SHIRA ARTA","coOwner":"SHIRA JOE","marketValue":259300,"landAssessment":51860,"improvementAssessment":207440,"livableArea":2056,"yearBuilt":1920,"lastSale":{"price":200000,"date":"2020-03-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-017185","date":"2025-03-28","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-12-30","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-017186","date":"2025-03-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-017187","date":"2025-03-28","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2025-04-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-017188","date":"2025-03-28","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-12-30","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-072136","date":"2025-09-15","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-10-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-098911","date":"2025-12-22","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2025-12-22","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-022871","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-28","completedDate":"2025-12-30","violations":[{"number":"VI-2025-017185","date":"2025-03-28","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-12-30","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-017186","date":"2025-03-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-017187","date":"2025-03-28","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2025-04-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-017188","date":"2025-03-28","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-12-30","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2025-100922","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-15","completedDate":"2025-10-24","violations":[{"number":"VI-2025-072136","date":"2025-09-15","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-10-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-132944","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-12-11","completedDate":null,"violations":[{"number":"VI-2025-098911","date":"2025-12-22","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2025-12-22","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2025-022871","date":"2025-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-022871","date":"2025-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100922","date":"2025-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-022871","date":"2025-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100922","date":"2025-10-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-132944","date":"2025-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-022871","date":"2025-12-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98548108305317,"lng":-75.10326596342026,"geom":{"type":"Polygon","coordinates":[[[-75.10316052,39.985510287],[-75.103340153,39.985416242],[-75.103370906,39.985451964],[-75.103191213,39.985545944],[-75.10316052,39.985510287]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-010681","type":"Fire Alarm Certification","inspectionDate":"2025-04-22","result":"Certified","expirationDate":"2026-04-22","buildingId":"1068656"},{"number":"BC-2025-026870","type":"Fire Alarm Certification","inspectionDate":"2025-10-13","result":"Certified","expirationDate":"2026-10-13","buildingId":"1068656"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":3,"lotArea":946,"zoning":"CMX1","grade":"C","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2609 E ALLEGHENY AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR VACANT  COMMERCIAL (1ST FLOOR) FOR TWO (2) DWELLINGS (2ND-3RD FLOORS) IN AN EXISTING 3-STORY ATTACHED  STRUCTURE.","status":"Completed","outcome":"Granted","date":"2021-07-12","number":"ZP-2021-000190","relatedPermit":"ZP-2021-000190"},{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) SEE ZP-2021-000190 MI-2021-000781 ZBA GRANTED FOR FOR VACANT COMMERCIAL (1ST \nFLOOR) FOR TWO (2) DWELLINGS (2ND-3RD FLOORS) IN AN EXISTING 3-STORY ATTACHED \nSTRUCTURE.","status":"Completed","outcome":"Granted","date":"2023-02-14","number":"ZP-2022-008928","relatedPermit":"ZP-2022-008928"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":147400,"taxable":147400,"land":13993,"improvement":133407,"taxableLand":13993,"taxableImprovement":133407,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":147400,"taxable":147400,"land":41419,"improvement":105981,"taxableLand":41419,"taxableImprovement":105981,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":147400,"taxable":147400,"land":41419,"improvement":105981,"taxableLand":41419,"taxableImprovement":105981,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":175600,"taxable":175600,"land":49343,"improvement":126257,"taxableLand":49343,"taxableImprovement":126257,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":189200,"taxable":189200,"land":53165,"improvement":136035,"taxableLand":53165,"taxableImprovement":136035,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":189200,"taxable":189200,"land":53165,"improvement":136035,"taxableLand":53165,"taxableImprovement":136035,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":189200,"taxable":189200,"land":53165,"improvement":136035,"taxableLand":53165,"taxableImprovement":136035,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":279100,"taxable":279100,"land":55820,"improvement":223280,"taxableLand":55820,"taxableImprovement":223280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":279100,"taxable":279100,"land":55820,"improvement":223280,"taxableLand":55820,"taxableImprovement":223280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":270500,"taxable":270500,"land":54100,"improvement":216400,"taxableLand":54100,"taxableImprovement":216400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":270500,"taxable":270500,"land":54100,"improvement":216400,"taxableLand":54100,"taxableImprovement":216400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":259300,"taxable":259300,"land":51860,"improvement":207440,"taxableLand":51860,"taxableImprovement":207440,"exemptLand":0,"exemptImprovement":0}],"taxNow":3786,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-000190","date":"2021-06-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"ZP-2022-008928","date":"2023-01-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family; Eating and Drinking Establishments - Prepared Food Shop"},{"number":"EP-2023-000380","date":"2023-02-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-04","scope":"Provide and install fire alarm system throughout as per 2016 NFPA 72 standards and approved plans."}],"storyTag":"Improved","storyDelta":0.82,"timeline":[{"y":2004,"k":"sale","p":110000},{"y":2020,"k":"sale","p":200000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 2 passed"}],"rented":false,"licenses":[{"number":"0954810","type":"Rental","status":"Expired","businessName":"Joe Shira","legalName":"Joe Shira","address":"2609 E ALLEGHENY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-06-25","latestIssueDate":"2026-01-24","expirationDate":"2026-06-24","inactiveDate":null}],"licenseActivity":[{"number":"0954810","type":"Rental","businessName":"Joe Shira","legalName":"Joe Shira","issuedDate":"2024-06-25","latestIssueDate":"2026-01-24","closureDate":"2026-06-24","expirationDate":"2026-06-24","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["2 permit events 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-2021-000190: Completed · Granted; related permit ZP-2021-000190. The history also contains “NEW 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 30, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 13, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}