{"asOf":"2026-07-19T08:44:27.515Z","block":"2200-2299 N 53RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-53rd-st","address":"2247-51 N 53RD ST","parcelNumber":"521333700","source":"https://property.phila.gov/?p=521333700","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"SMITH LEROY","coOwner":null,"marketValue":112000,"landAssessment":112000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":175000,"date":"2022-10-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"4802582","date":"2018-07-31","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4802584","date":"2018-07-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4802583","date":"2018-07-31","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4833920","date":"2018-10-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4833919","date":"2018-10-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-077774","date":"2024-09-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-10-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-077773","date":"2024-09-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-10-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-069516","date":"2025-09-05","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-10-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-069515","date":"2025-09-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-10-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"647270","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-08-01","completedDate":"2018-10-15","violations":[{"number":"4802582","date":"2018-07-31","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4802584","date":"2018-07-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4802583","date":"2018-07-31","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"658186","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-10-04","completedDate":"2019-01-10","violations":[{"number":"4833920","date":"2018-10-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4833919","date":"2018-10-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-101175","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-13","completedDate":"2024-10-09","violations":[{"number":"VI-2024-077774","date":"2024-09-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-10-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-077773","date":"2024-09-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-10-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-097075","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-05","completedDate":"2025-10-02","violations":[{"number":"VI-2025-069516","date":"2025-09-05","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-10-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-069515","date":"2025-09-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-10-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2018,"n":5,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"647270","date":"2018-08-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"647270","date":"2018-09-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"647270","date":"2018-10-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-101175","date":"2024-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-101175","date":"2024-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-097075","date":"2025-09-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-097075","date":"2025-10-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2018,"fails":2,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9906861732686,"lng":-75.23048276418024,"geom":{"type":"Polygon","coordinates":[[[-75.230241636,39.990786309],[-75.230196797,39.990673697],[-75.23072515,39.990567686],[-75.230767732,39.990695965],[-75.230250097,39.990806208],[-75.230241636,39.990786309]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":null,"lotArea":7303,"zoning":"RSD3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2247-51 N 53RD ST, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"New 3-story single family house with basement and carport","status":"Completed","outcome":"Withdrawn","date":"2020-12-11","number":"ZP-2020-001596","relatedPermit":"ZP-2020-001596"}],"taxYears":[{"year":2016,"total":1401.91,"principal":1205.72,"interest":18.08,"penalty":12.06}],"taxNet":1401.91,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":74900,"taxable":74900,"land":74900,"improvement":0,"taxableLand":74900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":98200,"taxable":98200,"land":98200,"improvement":0,"taxableLand":98200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":98200,"taxable":98200,"land":98200,"improvement":0,"taxableLand":98200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":98200,"taxable":98200,"land":98200,"improvement":0,"taxableLand":98200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":98200,"taxable":98200,"land":98200,"improvement":0,"taxableLand":98200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":98200,"taxable":98200,"land":98200,"improvement":0,"taxableLand":98200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":98200,"taxable":98200,"land":98200,"improvement":0,"taxableLand":98200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":99200,"taxable":99200,"land":99200,"improvement":0,"taxableLand":99200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":99200,"taxable":99200,"land":99200,"improvement":0,"taxableLand":99200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":97500,"taxable":97500,"land":97500,"improvement":0,"taxableLand":97500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":97500,"taxable":97500,"land":97500,"improvement":0,"taxableLand":97500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":112000,"taxable":112000,"land":112000,"improvement":0,"taxableLand":112000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1365,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-014319","date":"2021-12-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH AN INTERIOR TWO (2) CAR GARAGE AND FRONT AND REAR ROOF DECKS ABOVE THE SECOND STORY ACCESSED FROM THE THIRD STORY; FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN. *TO AMEND PLAN FOR REDUCTION OF OCCUPIED AREA INCREASING SIDE YARD SPACE AND LOWERING DECK AT FRONT TO ABOVE THE FIRST STORY ACCESSED FROM THE SECOND STORY; SIZE AND LOCATION AS SHOWN IN THE AMENDED APPLICATION/PLAN; USE, SETBACKS, AND BUILDING HEIGHT TO REMAIN* Permit amended on 4/25/23: Building is rotated 180 degrees so garage is now in rear, addition of 1-story porch in front, removal of 3rd story and all roof decks/access structures, addition of 1-story bay projection at side of building. 4.9% occupied area increase and overall reduction of GFA. see revised plan stamped for size an location."},{"number":"RP-2021-019526","date":"2021-12-27","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2025-12-31","scope":"FOR CONSTRUCTION OF A DETACHED STRUCTURE WITH AN INTERIOR TWO (2) CAR GARAGE AND FRONT AND REAR ROOF DECKS ABOVE THE SECOND STORY ACCESSED FROM THE THIRD STORY AS PER APPROVED PLAN; SHEETING AND SHORING AS PRESCRIBED IN THE GEOTECH REPORT; SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, AND PLUMBING WORK (UNDERPINNING IS NOT PART OF THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IRC. PRIOR TO ISSUANCE OF C/O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED, BOTH TO BE COMPLETED BY AN APPROVED PARTY. Permit amended on 4/25/23: flipped the building and rotated it 180 degrees, so the garage is now at the rear. The 3rd floor has been removed and the roof in now sloped with attic space. The height and GFA has been reduced. The framing has only made slight adjustments. The building now incorporates 2 steel moment frames. The excavation and depth of basement has been reduced. The windows and doors have been reduced. see revised plan stamped for details."},{"number":"PP-2021-024924","date":"2022-12-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-12-31","scope":"Plumbing Permit (Interior) for combo RP-2021-019526"},{"number":"PP-2021-024923","date":"2022-12-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-23","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2021-019526"},{"number":"PP-2021-024922","date":"2022-12-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-12-31","scope":"Plumbing Permit (Water Distribution) for combo RP-2021-019526"},{"number":"MP-2021-008893","date":"2022-12-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-12-31","scope":"Mechanical / Fuel Gas Permit for combo RP-2021-019526"}],"storyTag":"New construction","storyDelta":2.52,"timeline":[{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"appeal","w":"Appeal withdrawn"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-10","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-001596: Completed · Withdrawn; related permit ZP-2020-001596.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: RP-2021-019526 (Expired), PP-2021-024924 (Expired), PP-2021-024922 (Expired), MP-2021-008893 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 2, 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 9 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/"}]}