{"asOf":"2026-07-28T21:11:05.358Z","block":"2500-2599 EMERALD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-emerald-st","address":"2534 EMERALD ST","parcelNumber":"871000028","source":"https://property.phila.gov/?p=871000028","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"821","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Industrial building","owner":"MODERN DEVELOPMENT GROUP","coOwner":null,"marketValue":518000,"landAssessment":103600,"improvementAssessment":414400,"livableArea":2590,"yearBuilt":2022,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98634265583864,"lng":-75.12673779399668,"geom":{"type":"Polygon","coordinates":[[[-75.12671409,39.986267071],[-75.126820503,39.986387351],[-75.126761497,39.98641824],[-75.126655086,39.98629796],[-75.12671409,39.986267071]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-002507","type":"Fire Alarm Certification","inspectionDate":"2023-02-02","result":"Certified","expirationDate":"2024-02-02","buildingId":"1037204"},{"number":"BC-2024-003211","type":"Sprinkler Certification","inspectionDate":"2023-12-18","result":"Certified","expirationDate":"2024-12-18","buildingId":"1037204"},{"number":"BC-2024-003800","type":"Fire Alarm Certification","inspectionDate":"2024-02-02","result":"Certified","expirationDate":"2025-02-02","buildingId":"1037204"},{"number":"BC-2025-002005","type":"Sprinkler Certification","inspectionDate":"2024-12-12","result":"Certified","expirationDate":"2025-12-12","buildingId":"1037204"},{"number":"BC-2026-007661","type":"Sprinkler Certification","inspectionDate":"2026-02-16","result":"Certified","expirationDate":"2027-02-16","buildingId":"1037204"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1010,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 3610, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":81700,"taxable":81700,"land":16300,"improvement":65400,"taxableLand":16300,"taxableImprovement":65400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":900000,"taxable":180000,"land":180000,"improvement":720000,"taxableLand":180000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":720000},{"y":2025,"v":900000,"taxable":180000,"land":180000,"improvement":720000,"taxableLand":180000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":720000},{"y":2026,"v":900000,"taxable":180000,"land":180000,"improvement":720000,"taxableLand":180000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":720000},{"y":2027,"v":518000,"taxable":103600,"land":103600,"improvement":414400,"taxableLand":103600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":414400}],"taxNow":2520,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"970428","date":"2019-10-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-03","scope":"FOR LEVEL 3 ALTERATIONS TO EXISTING ONE STORY ATTACHED WAREHOUSE AND A TWO STORY ADDITION WITH PILOT HOUSE, WALK ON ROOF DECK, BAYS AND BALCONIES AT 2ND AND 3RD FLOORS-FOR THE USE AS VACANT COMMERCIAL SPACE (1ST FLOOR) AND 1 APT ON 2ND FLR AND 1 APT ON THE 3RD FLR AS PER ATTACHED PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. AMENDMENT (11/4/2021) For framing at the second and third floors, A1.2 and A1.3, to match what was currently built. Details 3-5 on sheet A2.1 are to be corrected and installed in the field. Detail 9 on sheet A3.2 is for correction of currently notched top plates with required tie fasteners and sheets A1.4 and detail 2/A3.2 have been corrected to allow roof ventilation for as-built conditions as per plans."},{"number":"EP-2020-002455","date":"2020-07-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-29","scope":"Install 4-gang meter socket and 4 breaker panels on a new 500 Amp service. Rewire throughout with lights, outlets, switches, fixtures, smoke/co detectors and low voltage as per 2017 NEC. Install new fire alarm system as per NFPA 72."},{"number":"FP-2020-000908","date":"2020-09-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-02-02","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MIXED-USE STRUCTURE WITH ROOF DECK ACCESS STRUCTURE TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW FOUR (4) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2020-011935","date":"2020-11-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-15","scope":"INSTALL NEW CURB TRAP, FRESH AIR INLET, INSTALL 4 INCH FROM CURB TRAP TO BLDG, INSTALL (TWO) 1 INCH WATER LINE CURB TO BLDG."},{"number":"MP-2020-003812","date":"2020-12-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-15","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES."},{"number":"PP-2020-010836","date":"2021-08-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-26","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2001,"k":"land","p":3000},{"y":2014,"k":"land","p":30000},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1002% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $81,700 to $900,000","no permit shown in 2023-2025"],"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":"The record identifies more than one dwelling/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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Feb 2, 2025; Sprinkler Certification: Certified through Feb 16, 2027","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"}]}