{"asOf":"2026-07-24T22:46:59.309Z","block":"2100-2199 SIGEL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-sigel-st","address":"2112 SIGEL ST","parcelNumber":"482022900","source":"https://property.phila.gov/?p=482022900","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":"QUAIN ANDRE","coOwner":null,"marketValue":263200,"landAssessment":52640,"improvementAssessment":210560,"livableArea":1018,"yearBuilt":1920,"lastSale":{"price":239999,"date":"2020-12-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"653265","date":"2007-08-14","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN 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INSP","status":"PASSED"},{"caseNumber":"470911","date":"2015-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"470911","date":"2015-04-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"470911","date":"2015-05-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"510803","date":"2015-11-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"510803","date":"2016-01-04","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":2},{"y":2010,"fails":1,"passes":1},{"y":2015,"fails":3,"passes":1},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92865715394226,"lng":-75.18094776568809,"geom":{"type":"Polygon","coordinates":[[[-75.180908107,39.92872233],[-75.180939125,39.928584733],[-75.180986817,39.928591476],[-75.180957384,39.928728705],[-75.180908107,39.92872233]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":1,"stories":2,"lotArea":713,"zoning":"RM1","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":true,"mail":"2112 SIGEL ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":16.09,"principal":12.92,"interest":1.36,"penalty":0.9}],"taxNet":16.09,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":64100,"taxable":64100,"land":6983,"improvement":57117,"taxableLand":6983,"taxableImprovement":57117,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":64100,"taxable":64100,"land":12179,"improvement":51921,"taxableLand":12179,"taxableImprovement":51921,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":64100,"taxable":64100,"land":12179,"improvement":51921,"taxableLand":12179,"taxableImprovement":51921,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":81700,"taxable":81700,"land":15523,"improvement":66177,"taxableLand":15523,"taxableImprovement":66177,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":87900,"taxable":87900,"land":16701,"improvement":71199,"taxableLand":16701,"taxableImprovement":71199,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":87900,"taxable":87900,"land":16701,"improvement":71199,"taxableLand":16701,"taxableImprovement":71199,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":87900,"taxable":87900,"land":16701,"improvement":71199,"taxableLand":16701,"taxableImprovement":71199,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":262600,"taxable":262600,"land":52520,"improvement":210080,"taxableLand":52520,"taxableImprovement":210080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":262600,"taxable":182600,"land":52520,"improvement":210080,"taxableLand":52520,"taxableImprovement":130080,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":255000,"taxable":155000,"land":51000,"improvement":204000,"taxableLand":51000,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":255000,"taxable":155000,"land":51000,"improvement":204000,"taxableLand":51000,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":263200,"taxable":163200,"land":52640,"improvement":210560,"taxableLand":52640,"taxableImprovement":110560,"exemptLand":0,"exemptImprovement":100000}],"taxNow":2170,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2020-001542","date":"2020-05-26","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT STANDARD ALTERATIONS- For alterations to an existing one family dwelling as per attached standard. (Deviations will require submission of plans to the Department.) Separate permits are required for plumbing and electrical work and the installation of heating/cooling appliances. • STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB."},{"number":"PP-2020-002955","date":"2020-06-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-27","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":"EP-2020-002703","date":"2020-06-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-22","scope":"Install 200 AMP electrical service. Rewire throughout existing single family dwelling: lights, switches, receptacles, TV's, phones, and interconnected smoke/CO detectors as per NEC 2014."},{"number":"MP-2020-001132","date":"2020-06-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-14","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 new HVAC system with new duckwork. New system details, 80,000 BTU, 85% efficiency, 3.5 tons, 6 registers, vented outside not through chimney and condenser mounted on pad in rear yard."},{"number":"MP-2020-001059","date":"2020-06-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-14","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 new HVAC system with new duckwork. The HVAC system details consist of 80,000 BTU, 85% Efficiency, 3.5 Tons, 6 registers, vented outside not through chimney and condenser mounted on pad in rear yard."}],"storyTag":"Improved","storyDelta":-0.11,"timeline":[{"y":2010,"k":"viol","w":"3 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"viol","w":"4 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"sale","p":115000},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"sale","p":239999}],"rented":true,"licenses":[{"number":"258484","type":"Rental","status":"Inactive","businessName":"URBAN CAPITAL PARTNERS","legalName":"URBAN CAPITAL PARTNERS","address":"2112 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-10-24","latestIssueDate":"2003-10-24","expirationDate":"2004-02-29","inactiveDate":null},{"number":"260240","type":"Rental","status":"Inactive","businessName":"GARIFFO R E HOLDINGS INC","legalName":"GARIFFO R E HOLDINGS INC","address":"2112 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-11-07","latestIssueDate":"2003-11-07","expirationDate":"2004-02-29","inactiveDate":null},{"number":"268426","type":"Rental","status":"Inactive","businessName":"CYNTHIA HARRIS","legalName":"CYNTHIA HARRIS","address":"2112 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-07-09","latestIssueDate":"2004-07-09","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"385533","type":"Rental","status":"Inactive","businessName":"GREEN HOMES REAL ESTATE LP","legalName":"GREEN HOMES REAL ESTATE LP","address":"2112 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-09-22","latestIssueDate":"2006-09-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"398929","type":"Rental","status":"Inactive","businessName":"GREEN HOMES REAL ESTATE LP","legalName":"GREEN HOMES REAL ESTATE LP","address":"2112 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-02-02","latestIssueDate":"2009-02-28","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"447413","type":"Rental","status":"Inactive","businessName":"PHILLY REAL ESTATE COMPANY","legalName":"PHILLY REAL ESTATE COMPANY","address":"2112 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-06-02","latestIssueDate":"2008-06-02","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"519202","type":"Rental","status":"Inactive","businessName":"GREEN HOMES REAL ESTATE LP","legalName":"GREEN HOMES REAL ESTATE LP","address":"2112 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-11-09","latestIssueDate":"2019-02-07","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"931695","type":"Rental","status":"Active","businessName":"Andre Quain","legalName":"Andre Quain","address":"2112 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-08-24","latestIssueDate":"2025-07-24","expirationDate":"2026-08-23","inactiveDate":null}],"licenseActivity":[{"number":"931695","type":"Rental","businessName":"Andre Quain","legalName":"Andre Quain","issuedDate":"2023-08-24","latestIssueDate":"2025-07-24","closureDate":null,"expirationDate":"2026-08-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"447413","type":"Rental","businessName":"PHILLY REAL ESTATE COMPANY","legalName":"PHILLY REAL ESTATE COMPANY","issuedDate":"2008-06-02","latestIssueDate":"2008-06-02","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"519202","type":"Rental","businessName":"GREEN HOMES REAL ESTATE LP","legalName":"GREEN HOMES REAL ESTATE LP","issuedDate":"2006-09-22","latestIssueDate":"2019-02-07","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"268426","type":"Rental","businessName":"CYNTHIA HARRIS","legalName":"CYNTHIA HARRIS","issuedDate":"2004-07-09","latestIssueDate":"2004-07-09","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"260240","type":"Rental","businessName":"GARIFFO R E HOLDINGS INC","legalName":"GARIFFO R E HOLDINGS INC","issuedDate":"2003-11-07","latestIssueDate":"2003-11-07","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"258484","type":"Rental","businessName":"URBAN CAPITAL PARTNERS","legalName":"URBAN CAPITAL PARTNERS","issuedDate":"2003-10-24","latestIssueDate":"2003-10-24","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 199% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $87,900 to $262,600","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: RP-2020-001542 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"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 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 4, 2016.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 4 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/"}],"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"}]}