{"asOf":"2026-07-28T02:21:19.683Z","block":"2400-2499 N 54TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-n-54th-st","address":"2449 N 54TH ST","parcelNumber":"871238400","source":"https://property.phila.gov/?p=871238400","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"HAWK PARK INC","coOwner":null,"marketValue":219300,"landAssessment":43800,"improvementAssessment":175500,"livableArea":2580,"yearBuilt":1920,"lastSale":{"price":425000,"date":"2020-03-10T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"140932","date":"2007-12-05","type":"BC INSP","status":"CLOSED"}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99556560410376,"lng":-75.23376807719163,"geom":{"type":"Polygon","coordinates":[[[-75.233595668,39.995576703],[-75.233930996,39.995498168],[-75.233939508,39.995554644],[-75.233606789,39.995632897],[-75.233595668,39.995576703]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-018742","type":"Fire Alarm Certification","inspectionDate":"2025-06-12","result":"Certified","expirationDate":"2026-06-12","buildingId":"1551002"},{"number":"BC-2025-017239","type":"Fire Alarm Certification","inspectionDate":"2025-06-12","result":"Certified","expirationDate":"2026-06-12","buildingId":"1551002"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":2,"lotArea":1999,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2449 N 54TH ST, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":63.39,"principal":0,"interest":0.01,"penalty":0},{"year":2015,"total":175.62,"principal":0,"interest":0,"penalty":0},{"year":2016,"total":6388.34,"principal":5795.17,"interest":86.92,"penalty":57.95}],"taxNet":6627.35,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":360000,"taxable":360000,"land":19400,"improvement":340600,"taxableLand":19400,"taxableImprovement":340600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":360000,"taxable":360000,"land":19400,"improvement":340600,"taxableLand":19400,"taxableImprovement":340600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":139600,"taxable":139600,"land":27920,"improvement":111680,"taxableLand":27920,"taxableImprovement":111680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":265700,"taxable":265700,"land":53552,"improvement":212148,"taxableLand":53552,"taxableImprovement":212148,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":268300,"taxable":268300,"land":54076,"improvement":214224,"taxableLand":54076,"taxableImprovement":214224,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":268300,"taxable":268300,"land":54076,"improvement":214224,"taxableLand":54076,"taxableImprovement":214224,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":268300,"taxable":268300,"land":54076,"improvement":214224,"taxableLand":54076,"taxableImprovement":214224,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":261000,"taxable":261000,"land":52200,"improvement":208800,"taxableLand":52200,"taxableImprovement":208800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":261000,"taxable":261000,"land":52200,"improvement":208800,"taxableLand":52200,"taxableImprovement":208800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":192900,"taxable":192900,"land":38580,"improvement":154320,"taxableLand":38580,"taxableImprovement":154320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":192900,"taxable":192900,"land":38580,"improvement":154320,"taxableLand":38580,"taxableImprovement":154320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":219300,"taxable":219300,"land":43800,"improvement":175500,"taxableLand":43800,"taxableImprovement":175500,"exemptLand":0,"exemptImprovement":0}],"taxNow":2700,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-011459","date":"2023-11-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional; Residential - Household Living - Single-Family"},{"number":"ZP-2023-002053","date":"2023-12-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) NON-ACCESSORY, OUTDOOR ADVERTISING SIGN"},{"number":"CP-2024-000822","date":"2024-05-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-17","scope":"FOR A LEVEL II INTERIOR ALTERATION TO AN EXISTING STRUCTURE. FOR USE AS A BUSINESS OCCUPANCY ON THE FIRST FLOOR AND A SINGLE-FAMILY HOUSEHOLD LIVING ABOVE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. **EXTERIOR WRK TO BE INCLUDED**BUILDING NOT TO BE SPRINKLERED. **ALL WORK TO BE DONE PER APPROVED PLANS. **IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"EP-2024-005971","date":"2024-08-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-13","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT THE COMMERCIAL SPACE & 2ND FLOOR DWELLING UNIT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"PP-2024-011122","date":"2024-08-08","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-02","scope":"ROUGH IN FOR PERMIT PP-2024-011114. Install 3 toilets, 2 tubs, 3 lavatory sinks, 1 kitchen sink, 1 washing machine, 2 water heaters."},{"number":"EP-2024-005393","date":"2024-09-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-24","scope":"INSTALL A 400 AMP SERVICE, (3) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (1) 125 AMP PANEL & FEEDER, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SHELL SPACE & ONE DWELLING UNIT. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. ** NO FIRE ALARM WORK ON THIS PERMIT."},{"number":"PP-2024-011114","date":"2024-09-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-17","scope":"INTERIOR WATER DISTRIBUTION, DRAINAGE, WASTE, AND VENT PER 2018 PPC AND APPROVED PLANS 3 WATER CLOSETS 2 TUBS 3 LAVS 1 KITCHEN SINK 1 LAUNDRY 2 WATER HEATERS 1 FLOOR DRAIN 2 HUB DRAINS/INDIRECT WASTE 2 BACKWATER VALVES"},{"number":"MP-2024-003741","date":"2024-09-30","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-17","scope":"FOR THE INSTALLATION OF NEW HVAC APPLIANCES, GRDs, BATHROOM EXHAUSTS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND APPLIANCE MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2024-000822 FOR ASSOCIATED BUILDING PERMIT."},{"number":"ZP-2025-000421","date":"2025-01-28","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-08-05","scope":"FOR THE INSTALLATION OF 1 STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"GP-2025-000872","date":"2025-02-14","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-08-05","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK."},{"number":"ZP-2025-002292","date":"2025-03-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-08-05","scope":"Business Support"},{"number":"CP-2025-001009","date":"2025-04-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-21","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO FIT-OUT SHELL SPACE IN THE GROUND FLOOR AND BASEMENT OF AN EXISTING BUILDING (SEE CP-2024-000822) FOR BUSINESS SUPPORT AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"EP-2025-003694","date":"2025-04-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-12","scope":"Installation of wiring for UPS store front. new receptacle locations for copiers, point of sale, general purpose, new lighting in retail space, exit/emergency lighting"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"558192","type":"Rental","status":"Inactive","businessName":"DARRYL BROWN","legalName":"DARRYL BROWN","address":"2449 N 54TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-03-20","latestIssueDate":"2019-10-24","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"}],"licenseActivity":[{"number":"558192","type":"Rental","businessName":"DARRYL BROWN","legalName":"DARRYL BROWN","issuedDate":"2012-03-20","latestIssueDate":"2019-10-24","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["12 permit events 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 12, 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":"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-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":"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/"}]}