{"asOf":"2026-07-30T20:29:16.010Z","block":"2100-2199 W OXFORD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-w-oxford-st","address":"2118 W OXFORD ST","parcelNumber":"871000096","source":"https://property.phila.gov/?p=871000096","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":"CHENG FENG INVESTMENT LLC","coOwner":null,"marketValue":845000,"landAssessment":169000,"improvementAssessment":676000,"livableArea":2950,"yearBuilt":2023,"lastSale":{"price":1,"date":"2025-10-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-022174","date":"2023-04-11","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-04-11","resolution":"WARNING ISSUED","latestInvestigationDate":"2023-04-11","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-025554","date":"2023-04-21","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-04-21","resolution":"SVN ISSUED","latestInvestigationDate":"2023-04-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-027964","date":"2023-04-27","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-04-27","resolution":"SVN ISSUED","latestInvestigationDate":"2023-04-27","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2023-029240","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-11","completedDate":"2023-04-12","noticeUrl":null,"violations":[{"number":"VI-2023-022174","date":"2023-04-11","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-04-11","resolution":"WARNING ISSUED","latestInvestigationDate":"2023-04-11","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-033596","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-21","completedDate":"2023-04-24","noticeUrl":null,"violations":[{"number":"VI-2023-025554","date":"2023-04-21","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-04-21","resolution":"SVN ISSUED","latestInvestigationDate":"2023-04-21","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-036641","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-27","completedDate":"2024-05-15","noticeUrl":null,"violations":[{"number":"VI-2023-027964","date":"2023-04-27","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-04-27","resolution":"SVN ISSUED","latestInvestigationDate":"2023-04-27","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-029240","date":"2023-04-11","type":null,"status":null},{"caseNumber":"CF-2023-033596","date":"2023-04-21","type":null,"status":null},{"caseNumber":"CF-2023-036641","date":"2023-04-27","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97873298365745,"lng":-75.17053172172555,"geom":{"type":"Polygon","coordinates":[[[-75.170491849,39.978796885],[-75.17051362,39.978668287],[-75.170578539,39.978665974],[-75.1705485,39.978804218],[-75.170491849,39.978796885]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":4,"lotArea":840,"zoning":"CMX2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1801 N 27TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":4000,"taxable":4000,"land":4000,"improvement":0,"taxableLand":4000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":4000,"taxable":4000,"land":4000,"improvement":0,"taxableLand":4000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":845000,"taxable":169000,"land":169000,"improvement":676000,"taxableLand":169000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":676000},{"y":2026,"v":845000,"taxable":169000,"land":169000,"improvement":676000,"taxableLand":169000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":676000},{"y":2027,"v":845000,"taxable":169000,"land":169000,"improvement":676000,"taxableLand":169000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":676000}],"taxNow":2366,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-002400","date":"2021-03-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-06-20","scope":"For the erection of an attached mixed-use structure with roof deck accessed by a roof deck access structure; For use as a vacant commercial (use registration required prior to occupancy) on celler & ground floor and two (2) residential units on upper floors; Size and location as shown in the application/plan."},{"number":"CP-2021-002485","date":"2021-07-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-06-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR VACANT COMMERCIAL SPACE ON THE FIRST FLOOR AND TWO (2) FAMILY HOUSEHOLD LIVING ABOVE. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF BUILDING FA?ADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"FP-2022-002099","date":"2022-08-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-05-18","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT BASEMENT AND FIRST FLOOR AND NFPA 13R THROUGHOUT THE 2ND AND 3RD FLOOR OF THE BUILDING STRUCTURE TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2022-003770","date":"2022-08-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-06-15","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2022-006990","date":"2022-10-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-28","scope":"INSTALL A 600 AMP 240/120V INCOMING SERVICE. INSTALL WIRING THROUGHOUT THE COMMON AREAS AND THREE DWELLING UNITS. INSTALL LIGHTS, EMERGENCY LIGHTING, SWITCHES, SENSORS, AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL AND HVAC EQUIPMENT AS PER 2017 NEC. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT AS PER 2016 NFPA 72."},{"number":"PP-2022-009347","date":"2022-10-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-15","scope":"NEW CONSTRUCTION. INSTALLING 2\" WATER SERVICE, 6\" MAIN DRAIN, 4\" FRESH AIR INLET, INTERIOR PLUMBING AND ALL PROPOSED WORK TO BE DONE IN ACCORDANCE WITH PHILADELPHIA PLUMBING CODE 2018"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"land","p":38000},{"y":2020,"k":"land","p":70000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"land","p":140000},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"viol","w":"3 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 21025% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $4,000 to $845,000","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 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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 3 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/"}],"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/"}]}