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19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70100,"taxable":70100,"land":13542,"improvement":56558,"taxableLand":13542,"taxableImprovement":56558,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70100,"taxable":70100,"land":10515,"improvement":59585,"taxableLand":10515,"taxableImprovement":59585,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70100,"taxable":70100,"land":10515,"improvement":59585,"taxableLand":10515,"taxableImprovement":59585,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":70200,"taxable":70200,"land":10530,"improvement":59670,"taxableLand":10530,"taxableImprovement":59670,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":75600,"taxable":75600,"land":11340,"improvement":64260,"taxableLand":11340,"taxableImprovement":64260,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":75600,"taxable":75600,"land":11340,"improvement":64260,"taxableLand":11340,"taxableImprovement":64260,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":75600,"taxable":75600,"land":11340,"improvement":64260,"taxableLand":11340,"taxableImprovement":64260,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":89900,"taxable":89900,"land":17980,"improvement":71920,"taxableLand":17980,"taxableImprovement":71920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":89900,"taxable":89900,"land":17980,"improvement":71920,"taxableLand":17980,"taxableImprovement":71920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":115300,"taxable":115300,"land":23060,"improvement":92240,"taxableLand":23060,"taxableImprovement":92240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":115300,"taxable":115300,"land":23060,"improvement":92240,"taxableLand":23060,"taxableImprovement":92240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":244600,"taxable":244600,"land":48920,"improvement":195680,"taxableLand":48920,"taxableImprovement":195680,"exemptLand":0,"exemptImprovement":0}],"taxNow":1614,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"258129","date":"2010-01-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-01-20","scope":"USE SPACE AS A CONSULTING OFFICE (REAL ESTATE AGENCY) AND ONE RESIDENTIAL APT ABOVE"},{"number":"1052622","date":"2020-02-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-02-25","scope":"USE AN EXISTING BUILDING AS A TWO FAMILY DWELLING. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE."},{"number":"RP-2021-000540","date":"2021-02-24","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-05-27","scope":"REHAB INTO 2 FAMILY DWELLING AS STATED IN USE PERMIT 1052622. DATED 2/25/20. FRAMING, DRYWALL, CABINETS, STAIRS, WINDOWS. ELECTRIC AND PLUMBING TO PULL PERMITS BY SPECIFIC TRADE."},{"number":"MP-2021-001163","date":"2021-02-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-05-27","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (Install (2) new 24K BTU furnaces & 2-ton condenser/heat pumps (One in each unit. New ductwork through out)."},{"number":"EP-2021-001803","date":"2021-03-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-18","scope":"Install 200 amp service, including three meters (Unit 1, Unit 2 and House) Install circuits, fixtures and devices throughout per 2014 NEC. 110V SMOKE ALARMS"},{"number":"PP-2021-003171","date":"2021-03-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-02","scope":"New supply and drains for two kitchens and two bathrooms. 11 fixtures."}],"storyTag":"Renovated & sold on","storyDelta":30,"timeline":[{"y":2019,"k":"viol","w":"13 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2020,"k":"permit","w":"Use"},{"y":2020,"k":"viol","w":"19 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 9 failed, 3 passed"},{"y":2020,"k":"sale","p":115000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"sale","p":310000}],"rented":true,"licenses":[{"number":"447775","type":"Rental","status":"Closed","businessName":"GREG ROSS","legalName":"GREG ROSS","address":"3510 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-06-04","latestIssueDate":"2008-06-04","expirationDate":"2009-06-04","inactiveDate":"2012-08-31"},{"number":"448325","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"GREG ROSS","legalName":"GREG ROSS","address":"3510 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-06-10","latestIssueDate":"2008-06-10","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"476876","type":"Rental","status":"Inactive","businessName":"GREG ROSS","legalName":"GREG ROSS","address":"3510 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":2,"issuedDate":"2009-06-16","latestIssueDate":"2016-06-04","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"0970448","type":"Rental","status":"Active","businessName":"Ekaette Esah","legalName":"Ekaette Esah","address":"3510 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-01-29","latestIssueDate":"2026-01-29","expirationDate":"2027-01-28","inactiveDate":null}],"licenseActivity":[{"number":"0970448","type":"Rental","businessName":"Ekaette Esah","legalName":"Ekaette Esah","issuedDate":"2025-01-29","latestIssueDate":"2026-01-29","closureDate":null,"expirationDate":"2027-01-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"448325","type":"Vacant Residential Property / Lot","businessName":"GREG ROSS","legalName":"GREG ROSS","issuedDate":"2008-06-10","latestIssueDate":"2008-06-10","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false},{"number":"476876","type":"Rental","businessName":"GREG ROSS","legalName":"GREG ROSS","issuedDate":"2008-06-04","latestIssueDate":"2016-06-04","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["7 open L&I violations","$1,408 appeared in the City's June 2022 delinquency snapshot"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 112% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $115,300 to $244,600","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":"Use permit #258129: COMPLETED. The history also contains “PERM Z- 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":"violations","level":"attention","title":"7 open L&I violations","finding":"48 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,407.87 was recorded in the City’s 2022-06 delinquency snapshot for 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1910 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"21 failed, 9 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 6, 2022.","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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #448325: Closed since Dec 22, 2012","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/"},{"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"}]}