{"asOf":"2026-07-26T06:07:15.672Z","block":"2300-2399 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-cecil-b-moore-ave","address":"2306 CECIL B MOORE AVE","parcelNumber":"871000054","source":"https://property.phila.gov/?p=871000054","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"821","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"LAGOS HOMES LLC","coOwner":null,"marketValue":700800,"landAssessment":140160,"improvementAssessment":560640,"livableArea":3504,"yearBuilt":2021,"lastSale":{"price":155000,"date":"2021-01-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-003059","date":"2020-04-30","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-06-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-003058","date":"2020-04-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-06-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-028286","date":"2020-08-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-028285","date":"2020-08-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-060451","date":"2025-08-08","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-10-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-060449","date":"2025-08-08","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-10-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-060450","date":"2025-08-08","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-10-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-060453","date":"2025-08-08","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2025-10-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-060452","date":"2025-08-08","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2020-011540","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-04-30","completedDate":"2020-07-01","violations":[{"number":"VI-2020-003059","date":"2020-04-30","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-06-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-003058","date":"2020-04-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-06-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2020-051641","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-17","completedDate":"2021-01-25","violations":[{"number":"VI-2020-028286","date":"2020-08-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2020-028285","date":"2020-08-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-23","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-082983","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-07","completedDate":"2025-10-09","violations":[{"number":"VI-2025-060451","date":"2025-08-08","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-10-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-060449","date":"2025-08-08","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-10-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-060450","date":"2025-08-08","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-10-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-060453","date":"2025-08-08","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2025-10-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-060452","date":"2025-08-08","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2020,"n":4,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2020-011540","date":"2020-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-011540","date":"2020-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051641","date":"2020-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-051641","date":"2020-10-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082983","date":"2025-08-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082983","date":"2025-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082983","date":"2025-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082983","date":"2025-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082983","date":"2025-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082983","date":"2025-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082983","date":"2025-10-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":4,"passes":0},{"y":2025,"fails":6,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.980424539350174,"lng":-75.17286108540563,"geom":{"type":"Polygon","coordinates":[[[-75.172864319,39.980534834],[-75.172806902,39.980527178],[-75.172851043,39.980313743],[-75.172915474,39.98032209],[-75.172864319,39.980534834]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-025360","type":"Sprinkler Certification","inspectionDate":"2025-09-12","result":"Certified","expirationDate":"2026-09-12","buildingId":"3000286"},{"number":"BC-2025-026001","type":"Fire Alarm Certification","inspectionDate":"2025-10-01","result":"Certified","expirationDate":"2026-10-01","buildingId":"3000286"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":1440,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2035 CHATHAM DR, BENSALEM PA, 19020","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":6900,"taxable":6900,"land":6900,"improvement":0,"taxableLand":6900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":6900,"taxable":6900,"land":6900,"improvement":0,"taxableLand":6900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":6900,"taxable":6900,"land":6900,"improvement":0,"taxableLand":6900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":700800,"taxable":140200,"land":140200,"improvement":560600,"taxableLand":140200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560600},{"y":2026,"v":700800,"taxable":140200,"land":140200,"improvement":560600,"taxableLand":140200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560600},{"y":2027,"v":700800,"taxable":140160,"land":140160,"improvement":560640,"taxableLand":140160,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560640}],"taxNow":1963,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-002928","date":"2020-08-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-11-02","scope":"THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK, AND A ROOF DECK ACCESS STRUCTURE. SIZES AND LOCATIONS AS SHOWN IN APPLICATION/PLAN."},{"number":"CP-2020-004605","date":"2020-10-26","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-02","scope":"NEW CONSTRUCTION OF A THREE (3) STORY MIX-USED BUILDING FOR A MULTI-FAMILY HOUSEHOLD LIVING [THREE(3) FAMILY DWELLING] AND A COMMERCIAL SPACE [USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY] AT THE GROUND FLOOR. STRUCTURE TO INCLUDE A ROOF DECK AND ROOF DECK ACCESS STRUCTURE; ENTIRE BUILDING TO BE SPRINKLERED (NFPA 13R IN THE RESIDENTIAL PORTION AND NFPA 13 IN THE COMMERCIAL SPACE).**IBC 2018 **SEPARATE PERMIT REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK**SELECTED SPECIAL INSPECTION TO BE MONITORED AT ALL TIME BY TE APPROVED SPECIAL INSPECTION AGENCY**AMENDED AS OF 1/08/2021 FOR MODIFICATION TO THE FOUNDATION PLAN AS PER PLANS**"},{"number":"FP-2021-000591","date":"2021-03-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-11-02","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 w/in the commercial space and NFPA 13R w/in the residential space (using a new 2\" fire service line as per PWD Utility Plan dated 9/11/2020, and new 2\" backflow w/in the basement) throughout a new three (3) story attached structure (w/roof deck and pilot house) to be used as vacant commercial space and Group R-2 (Three (3) Dwelling Units), as per plans and hydraulic calculations; see CP-2020-004605 for new construction permit."},{"number":"PP-2021-006391","date":"2021-05-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-02","scope":"New plumbing to install 6 lavs, 5 toilets, 4 kitchen sinks, 4 laundry sinks, 4 hot water tanks, 2 tub/shower per the Phila Plumbing Code."},{"number":"PP-2021-009319","date":"2021-09-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-14","scope":"install 5\" curb trap, 4\" vent, 4\" house drain, 1.5\" water service PPC 2018"},{"number":"EP-2021-013278","date":"2021-12-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-02","scope":"Install 600 amp meter with 5 gang meter socket, decora devices, switches, receptacles, smoke detectors, 4''LED recessed lights, and ARCF breakers according to 2017 NEC Amendment: Fire alarm"},{"number":"MP-2021-007896","date":"2022-02-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-02","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK; SEE CP-2020-004605 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×4"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"sale","p":155000},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 1 passed"}],"rented":true,"licenses":[{"number":"925137","type":"Rental","status":"Inactive","businessName":"LAGOS HOMES LLC","legalName":"LAGOS HOMES LLC","address":"2306 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-06-02","latestIssueDate":"2023-06-02","expirationDate":"2024-06-01","inactiveDate":"2024-07-31"},{"number":"0997715","type":"Rental","status":"Active","businessName":"LAGOS HOMES LLC","legalName":"LAGOS HOMES LLC","address":"2306 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-01-19","latestIssueDate":"2026-01-19","expirationDate":"2027-01-18","inactiveDate":null}],"licenseActivity":[{"number":"0997715","type":"Rental","businessName":"LAGOS HOMES LLC","legalName":"LAGOS HOMES LLC","issuedDate":"2023-06-02","latestIssueDate":"2026-01-19","closureDate":null,"expirationDate":"2027-01-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 10057% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $6,900 to $700,800","no permit shown in 2024-2026"],"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 history also contains “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":"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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2035 CHATHAM DR, BENSALEM PA, 19020).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 9, 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Sep 12, 2026; Fire Alarm Certification: Certified through Oct 1, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}