{"asOf":"2026-07-23T19:51:32.462Z","block":"2500-2599 S BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-broad-st","address":"2546 S BROAD ST","parcelNumber":"871124100","source":"https://property.phila.gov/?p=871124100","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"2546 SO BROAD ST LLC","coOwner":null,"marketValue":723200,"landAssessment":144600,"improvementAssessment":578600,"livableArea":4520,"yearBuilt":1920,"lastSale":{"price":900000,"date":"2009-06-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"2238091","date":"2011-10-04","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2239332","date":"2011-10-05","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2260086","date":"2011-12-08","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2615479","date":"2012-08-21","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2615481","date":"2012-08-21","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2615480","date":"2012-08-21","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4548407","date":"2017-12-28","code":"FC-13-315.22","title":"STORAGE MEANS OF EGRESS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4548408","date":"2017-12-28","code":"FC-13-605.31","title":"LABELING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4548409","date":"2017-12-28","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"300671","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-10-05","completedDate":"2011-10-05","violations":[{"number":"2238091","date":"2011-10-04","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"300870","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-10-06","completedDate":"2011-10-06","violations":[{"number":"2239332","date":"2011-10-05","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"303768","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-10-27","completedDate":"2011-12-12","violations":[{"number":"2260086","date":"2011-12-08","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"345841","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-22","completedDate":"2012-12-20","violations":[{"number":"2615479","date":"2012-08-21","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2615481","date":"2012-08-21","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2615480","date":"2012-08-21","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"617153","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-01-02","completedDate":"2018-02-15","violations":[{"number":"4548407","date":"2017-12-28","code":"FC-13-315.22","title":"STORAGE MEANS OF EGRESS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4548408","date":"2017-12-28","code":"FC-13-605.31","title":"LABELING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4548409","date":"2017-12-28","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":3,"worst":null},{"y":2012,"n":3,"worst":null},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"300671","date":"2011-10-04","type":"BC INSP","status":"PASSED"},{"caseNumber":"300870","date":"2011-10-05","type":"BC INSP","status":"PASSED"},{"caseNumber":"303768","date":"2011-10-25","type":"BC INSP","status":"FAILED"},{"caseNumber":"303768","date":"2011-12-12","type":"BC INSP","status":"PASSED"},{"caseNumber":"345841","date":"2012-08-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"345841","date":"2012-10-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"345841","date":"2012-12-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"617153","date":"2017-12-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"617153","date":"2018-02-15","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":3},{"y":2012,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91829855979048,"lng":-75.17138613299763,"geom":{"type":"Polygon","coordinates":[[[-75.171232861,39.918314296],[-75.171248048,39.918242856],[-75.171539882,39.918283062],[-75.171524723,39.918353778],[-75.171232861,39.918314296]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":2184,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2546 S BROAD ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":458200,"taxable":458200,"land":43700,"improvement":414500,"taxableLand":43700,"taxableImprovement":414500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":458200,"taxable":458200,"land":43700,"improvement":414500,"taxableLand":43700,"taxableImprovement":414500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":562100,"taxable":562100,"land":112420,"improvement":449680,"taxableLand":112420,"taxableImprovement":449680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":578900,"taxable":578900,"land":115780,"improvement":463120,"taxableLand":115780,"taxableImprovement":463120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":584600,"taxable":584600,"land":116920,"improvement":467680,"taxableLand":116920,"taxableImprovement":467680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":584600,"taxable":584600,"land":116920,"improvement":467680,"taxableLand":116920,"taxableImprovement":467680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":584600,"taxable":584600,"land":116920,"improvement":467680,"taxableLand":116920,"taxableImprovement":467680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":614300,"taxable":614300,"land":122860,"improvement":491440,"taxableLand":122860,"taxableImprovement":491440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":614300,"taxable":614300,"land":122860,"improvement":491440,"taxableLand":122860,"taxableImprovement":491440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":772900,"taxable":772900,"land":154580,"improvement":618320,"taxableLand":154580,"taxableImprovement":618320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":772900,"taxable":772900,"land":154580,"improvement":618320,"taxableLand":154580,"taxableImprovement":618320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":723200,"taxable":723200,"land":144600,"improvement":578600,"taxableLand":144600,"taxableImprovement":578600,"exemptLand":0,"exemptImprovement":0}],"taxNow":10819,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"211138","date":"2009-05-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-11-04","scope":"INSTALL FIRE ALARM SYSTEM THROUGHOUT."},{"number":"830888","date":"2017-11-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-14","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"865539","date":"2018-04-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-15","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO AN EXISTING DENTAL OFFICE ON THE FIRST FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"878746","date":"2018-07-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-16","scope":"REWIRE RECOVERY ROOM, REPLACE LIGHT FIXTURES IN EXAM ROOMS, STORAGE STERILE & RECOVERY ROOM, OUTLETS, SWITCHES, TO REMAIN IN EXAM ROOMS, INSTALL NEW EXIT SIGN & 4-NEW RECEPTACLE AS PER NEC 2008 SOUTH DISTRICT"},{"number":"903555","date":"2018-09-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-13","scope":"REPLACE EXSITING FIXTURES IN SAME LOCATION AND REPLACE WATER AND DRAIN FOR A DENTIST OFFICE WITH 1-FLOOR SINK,1-WATER CLOSET,1-LAV AND 5-HAND SINKS.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"898163","date":"2018-11-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-13","scope":"FOR THE INSTALLATION OF NITROGEN TANKS IN FIRE-RATED CONTROL AREA ENCLOSURE AT BASEMENT LEVEL, WITH ASSOCIATED NITROGEN GAS PIPING TO MEDICAL EXAM ROOMS ABOVE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"3 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2012,"k":"viol","w":"3 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"}],"rented":true,"licenses":[{"number":"219542","type":"Rental","status":"Inactive","businessName":"SQUILLARO RICHARD C","legalName":"SQUILLARO RICHARD C","address":"2546 S BROAD ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2004-08-23","latestIssueDate":"2009-02-19","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"552587","type":"Rental","status":"Active","businessName":"RAMIN BAHRAM (2546 SOUTH BROAD ST LLC)","legalName":"RAMIN BAHRAM","address":"2546 S BROAD ST","revenueCode":"3202","rentalCategory":"Other|Residential Dwellings","units":4,"issuedDate":"2012-01-19","latestIssueDate":"2026-02-03","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"552587","type":"Rental","businessName":"RAMIN BAHRAM (2546 SOUTH BROAD ST LLC)","legalName":"RAMIN BAHRAM","issuedDate":"2012-01-19","latestIssueDate":"2026-02-03","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"219542","type":"Rental","businessName":"SQUILLARO RICHARD C","legalName":"SQUILLARO RICHARD C","issuedDate":"2004-08-23","latestIssueDate":"2009-02-19","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $614,300 to $772,900","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-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 15, 2018.","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":"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 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 5 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/"}]}