{"asOf":"2026-07-24T00:40:19.270Z","block":"2800-2899 DIAMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-diamond-st","address":"2845 DIAMOND ST","parcelNumber":"871000207","source":"https://property.phila.gov/?p=871000207","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":"BEACON ON WEST DIAMOND LTD","coOwner":null,"marketValue":930600,"landAssessment":186100,"improvementAssessment":744500,"livableArea":4136,"yearBuilt":2021,"lastSale":{"price":130000,"date":"2020-08-19T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98800809834447,"lng":-75.18038434477819,"geom":{"type":"Polygon","coordinates":[[[-75.180332358,39.988106529],[-75.180377283,39.987901751],[-75.180436538,39.987910863],[-75.180391123,39.98811418],[-75.180332358,39.988106529]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-010152","type":"Fire Alarm Certification","inspectionDate":"2023-06-14","result":"Certified","expirationDate":"2024-06-14","buildingId":"1176789"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":4,"lotArea":1224,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2532 W THOMPSON ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"LIRB-C L&I Revocation","grounds":"Disagree with Violation","status":"Closed","outcome":"Complete","date":"2026-07-17","number":"HA-2026-000569","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":930600,"taxable":186100,"land":186100,"improvement":744500,"taxableLand":186100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":744500},{"y":2026,"v":930600,"taxable":186100,"land":186100,"improvement":744500,"taxableLand":186100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":744500},{"y":2027,"v":930600,"taxable":186100,"land":186100,"improvement":744500,"taxableLand":186100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":744500}],"taxNow":2605,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"961732","date":"2019-07-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-25","scope":"NEW CONSTRUCTION OF A FOUR-STORY STRUCTURE WITH PRIVATE ROOF DECK AND PILOT HOUSE FOR USE AS THREE-FAMILY DWELLING WITH A SHELL COMMERCIAL SPACE (USE REGISTRATION AND C.O. PERMITS REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER *NFPA 13* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK* AMENDMENT APPROVED 12/14/20 AMENDMENT TO NEW CONSTRUCTION PERMIT NO. 961732 FOR REVISIONS TO FLOOR LAYOUTS AS PER APPROVED PLANS."},{"number":"1009238","date":"2020-01-21","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND NEW CONSTRUCTION PERMIT NO. 961732 FOR THE RELOCATION OF UTILITIES TO THE BACK OF THE STRUCTURE AND ADDITION OF TWO (2) WINDOW WELLS AS PER APPROVED PLANS."},{"number":"FP-2021-000044","date":"2021-01-09","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-07-12","scope":"Rough-In Permit for FP-2020-002192"},{"number":"PP-2021-001096","date":"2021-01-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-25","scope":"complete interior and exterior rough and finish for a new construction building with one commercial space and 3 residential dwellings as per attached plan and the Philadelphia plumbing code"},{"number":"MP-2020-006737","date":"2021-02-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-25","scope":"For the installation of a new HVAC system including installation of new ductwork, registers/grilles/diffusers and warm-air appliances, as per attached mechanical plans."},{"number":"FP-2020-002192","date":"2021-03-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-01-25","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE, BACKFLOW PREVENTER FOR AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2021-003260","date":"2021-04-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-13","scope":"Install 600 amp service, meter bank and panels, grounding system, wiring throughout (3 units and commercial space), outlets, switches,110v interconnected smoke alarms, light fixtures, exit sign, emergency lights as per NEC 2017. Install complete fire alarm system w/ low frequency sound in all sleeping areas(living rms and bedrooms) as per APPROVED DRAWINGS 2017 NEC AND 2016 NFPA 72."},{"number":"ZP-2023-011100","date":"2023-10-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2026-003603","date":"2026-04-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services; Office - Business and Professional"},{"number":"CP-2026-002045","date":"2026-05-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS WITH NO CHANGE OF OCCUPANCY AT BASEMENT AND FIRST FLOOR OF EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"land","p":130000},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"887986","type":"Rental","status":"Active","businessName":"BEACON ON WEST DIAMOND LTD","legalName":"BEACON ON WEST DIAMOND LTD","address":"2845 DIAMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-02-18","latestIssueDate":"2026-01-05","expirationDate":"2027-02-17","inactiveDate":null},{"number":"943563","type":"Limited Lodging Operator","status":"Inactive","businessName":"Nicholas Gruberg (Nicholas Gruberg)","legalName":"Nicholas Gruberg","address":"2845 DIAMOND ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2024-02-06","latestIssueDate":"2025-01-07","expirationDate":"2026-02-05","inactiveDate":"2026-04-06"}],"licenseActivity":[{"number":"943563","type":"Limited Lodging Operator","businessName":"Nicholas Gruberg (Nicholas Gruberg)","legalName":"Nicholas Gruberg","issuedDate":"2024-02-06","latestIssueDate":"2025-01-07","closureDate":"2026-04-06","expirationDate":"2026-02-05","inactiveDate":"2026-04-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"887986","type":"Rental","businessName":"BEACON ON WEST DIAMOND LTD","legalName":"BEACON ON WEST DIAMOND LTD","issuedDate":"2022-02-18","latestIssueDate":"2026-01-05","closureDate":null,"expirationDate":"2027-02-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 1009238 (Issued), FP-2021-000044 (Expired), CP-2026-002045 (Amendment Application Incomplete). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 14, 2024","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-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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #943563: Inactive since Apr 6, 2026","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/"},{"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/"}]}