{"asOf":"2026-07-23T19:04:23.752Z","block":"2100-2199 N 8TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-8th-st","address":"2104 N 8TH ST","parcelNumber":"871000388","source":"https://property.phila.gov/?p=871000388","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"SIMMONS MICHAEL","coOwner":null,"marketValue":289000,"landAssessment":57800,"improvementAssessment":231200,"livableArea":1887,"yearBuilt":1915,"lastSale":{"price":499000,"date":"2025-03-26T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98368257016824,"lng":-75.1472964523356,"geom":{"type":"Polygon","coordinates":[[[-75.1471735,39.983690408],[-75.147182921,39.983644681],[-75.1474197,39.983675117],[-75.147410931,39.983720199],[-75.1471735,39.983690408]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":5,"baths":3,"stories":3,"lotArea":1106,"zoning":"CMX2","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"4 LAUREL DR, MAPLE SHADE NJ, 08052","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the proposed use, Multi-Family Household Living (three units), in an existing structure.","status":"Completed","outcome":"Granted","date":"2024-10-29","number":"ZP-2024-002802","relatedPermit":"ZP-2024-002802"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":289000,"taxable":289000,"land":57800,"improvement":231200,"taxableLand":57800,"taxableImprovement":231200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":289000,"taxable":289000,"land":57800,"improvement":231200,"taxableLand":57800,"taxableImprovement":231200,"exemptLand":0,"exemptImprovement":0}],"taxNow":4045,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-010537","date":"2022-10-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR THE ERECTION OF AN ADDITION ABOVE THE EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"GM-2022-009606","date":"2022-11-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-07-07","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. Separate Streets Department permit required for sidewalk and street closures."},{"number":"CP-2022-006587","date":"2022-12-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR INTERIOR LEVEL 3 ALTERATIONS TO AN EXISTING THREE STORY ATTACHED STRUCTURE WITH BASEMENT AND FOR THE ERECTION OF A THIRD STORY ADDITION AT THE REAR AS PER PLANS. FOR A VACANT COMMERCIAL SPACE ON THE GROUND FLOOR AND TWO (2) DWELLING UNITS ABOVE. A SEPARATE PERMIT WILL BE REQUIRED FOR THE CERTIFICATE OF OCCUPANCY OF THE COMMERCIAL SPACE."},{"number":"EP-2023-003967","date":"2023-05-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-18","scope":"Install fire alarm system as per 2016 NFPA 72. Install 400 AMP service with 4 meters. Wire throughout a two-family & commercial space: switches, lights, receptacles, TV's, phones, emergency lights, and interconnected smoke/CO alarms as per the 2017 NEC (as per plans given)."},{"number":"FP-2023-000815","date":"2023-07-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-010612","date":"2023-08-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-26","scope":"Installation of a 1\" Water Line"},{"number":"PP-2023-007312","date":"2023-10-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-26","scope":"INSTALL 2 BACKFLOW PREVENTERS, 3 HOT WATER HEATERS, 3 WATER CLOSETS, 3 LAVATORIES, 2 SHOWER/TUBS, 2 KITCHEN SINKS, 1 ROOF DRAIN, 2 DISH WASHERS AND 2 WASHING MACHINE BOXES ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2023-003452","date":"2023-10-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-26","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."},{"number":"ZP-2024-002802","date":"2024-09-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-006593","date":"2025-02-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-07","scope":"FOR COMPLETE CHANGE OF OCCUPANCY TO R-2 AND INTERIOR ALTERATIONS TO BASEMENT AND 1ST FLOOR AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"PP-2025-002580","date":"2025-02-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-07","scope":"Install kitchen sink and drain line"},{"number":"EP-2025-001846","date":"2025-03-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-06","scope":"Fishing home runners for kitchen , and smoke detectors for the apartment on the first floor ."}],"storyTag":"New construction","storyDelta":2.75,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"sale","p":499000}],"rented":false,"licenses":[{"number":"0976398","type":"Rental","status":"Inactive","businessName":"Michael Simmons","legalName":"Michael Simmons","address":"2104 N 8TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-04-16","latestIssueDate":"2025-04-16","expirationDate":"2026-04-15","inactiveDate":"2026-06-14"}],"licenseActivity":[{"number":"0976398","type":"Rental","businessName":"Michael Simmons","legalName":"Michael Simmons","issuedDate":"2025-04-16","latestIssueDate":"2025-04-16","closureDate":"2026-06-14","expirationDate":"2026-04-15","inactiveDate":"2026-06-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-002802: Completed · Granted; related permit ZP-2024-002802.","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":"1 permit not marked completed: GM-2022-009606 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"3 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}