{"asOf":"2026-07-23T12:06:32.473Z","block":"2300-2399 S 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-s-23rd-st","address":"2310 S 23RD ST","parcelNumber":"482264800","source":"https://property.phila.gov/?p=482264800","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":"BAKER ERIC R","coOwner":null,"marketValue":284400,"landAssessment":56880,"improvementAssessment":227520,"livableArea":1022,"yearBuilt":1920,"lastSale":{"price":235000,"date":"2026-03-03T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92349953810297,"lng":-75.18522230127144,"geom":{"type":"Polygon","coordinates":[[[-75.185120494,39.923464772],[-75.18533265,39.923496164],[-75.185324957,39.923534163],[-75.185111991,39.92350314],[-75.185120494,39.923464772]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":2,"baths":1,"stories":2,"lotArea":864,"zoning":"RSA5","grade":"C","basement":"A","heater":"B","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"2310 S 23RD ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":77600,"taxable":77600,"land":10451,"improvement":67149,"taxableLand":10451,"taxableImprovement":67149,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":77600,"taxable":77600,"land":12804,"improvement":64796,"taxableLand":12804,"taxableImprovement":64796,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":77600,"taxable":77600,"land":12804,"improvement":64796,"taxableLand":12804,"taxableImprovement":64796,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":88700,"taxable":88700,"land":14636,"improvement":74064,"taxableLand":14636,"taxableImprovement":74064,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":95400,"taxable":95400,"land":15742,"improvement":79658,"taxableLand":15742,"taxableImprovement":79658,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":95400,"taxable":95400,"land":15742,"improvement":79658,"taxableLand":15742,"taxableImprovement":79658,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":218000,"taxable":95400,"land":37060,"improvement":180940,"taxableLand":37060,"taxableImprovement":58340,"exemptLand":0,"exemptImprovement":122600},{"y":2023,"v":304800,"taxable":139581,"land":60960,"improvement":243840,"taxableLand":60960,"taxableImprovement":78621,"exemptLand":0,"exemptImprovement":165219},{"y":2024,"v":304800,"taxable":139581,"land":60960,"improvement":243840,"taxableLand":60960,"taxableImprovement":78621,"exemptLand":0,"exemptImprovement":165219},{"y":2025,"v":309800,"taxable":141870,"land":61960,"improvement":247840,"taxableLand":61960,"taxableImprovement":79910,"exemptLand":0,"exemptImprovement":167930},{"y":2026,"v":309800,"taxable":141870,"land":61960,"improvement":247840,"taxableLand":61960,"taxableImprovement":79910,"exemptLand":0,"exemptImprovement":167930},{"y":2027,"v":284400,"taxable":130239,"land":56880,"improvement":227520,"taxableLand":56880,"taxableImprovement":73359,"exemptLand":0,"exemptImprovement":154161}],"taxNow":1986,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"870324","date":"2018-04-24","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ PERMIT STANDARDS ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"870674","date":"2018-04-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL ALL ROUGH PLUMBING FOR ALL PLUMBING FIXTURES 2TOILETS, 2 VANITIES, 1-SHOWER, 1TUB, 1KITCHEN SINK, 1LAUNDRY ROOM, CONNECT ALL FIXTURES TO ROUGH PLUMBING DRAINS & WATER LINES AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"874304","date":"2018-05-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"REWIRE HOUSE WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS ON AN EXISTING 100AMP SERVICE AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"895926","date":"2018-07-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-11","scope":"INSTALL NEW 100AMP SERVICE COMPLETE WITH BONDING AND GROUNDING INSTALL 35 RECEPTACLES,9 GFI'S,28 LIGHTS,22 SWITCHES,5 SMOKES AND 1-220 LINE TO A./C PER 2008 NEC (SFD)"},{"number":"902354","date":"2018-08-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 72,000 BTU 92% EFF GAS HEATER 2 TON AC UNIT WITH DUCTWORK HEATER IN BASEMENT"}],"storyTag":"Renovated & sold on","storyDelta":2.13,"timeline":[{"y":2006,"k":"sale","p":75000},{"y":2018,"k":"sale","p":85000},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2024,"k":"sale","p":245000},{"y":2026,"k":"sale","p":235000}],"rented":false,"licenses":[{"number":"476756","type":"Food Preparing and Serving","status":"Inactive","businessName":"BRANDON LUU","legalName":"BRANDON LUU","address":"2310 S 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-06-15","latestIssueDate":"2009-06-15","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"817256","type":"Rental","status":"Inactive","businessName":"CARGEN LLC","legalName":"CARGEN LLC ","address":"2310 S 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-07-03","latestIssueDate":"2023-07-29","expirationDate":"2024-07-02","inactiveDate":"2024-08-31"}],"licenseActivity":[{"number":"817256","type":"Rental","businessName":"CARGEN LLC","legalName":"CARGEN LLC ","issuedDate":"2019-07-03","latestIssueDate":"2023-07-29","closureDate":"2024-08-31","expirationDate":"2024-07-02","inactiveDate":"2024-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"476756","type":"Food Preparing and Serving","businessName":"BRANDON LUU","legalName":"BRANDON LUU","issuedDate":"2009-06-15","latestIssueDate":"2009-06-15","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 40% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $218,000 to $304,800","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":"4 permits not marked completed: 870324 (EXPIRED), 870674 (EXPIRED), 874304 (ABANDONED), 902354 (EXPIRED).","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #476756: Inactive 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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"}]}