{"asOf":"2026-07-29T07:57:28.597Z","block":"2100-2199 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-locust-st","address":"2116 LOCUST ST","parcelNumber":"871513960","source":"https://property.phila.gov/?p=871513960","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":"K AND S LOCUST STREET LLC","coOwner":null,"marketValue":580700,"landAssessment":116100,"improvementAssessment":464600,"livableArea":1904,"yearBuilt":1925,"lastSale":{"price":895000,"date":"2015-04-22T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94960285755708,"lng":-75.17663354600552,"geom":{"type":"Polygon","coordinates":[[[-75.176576772,39.94964762],[-75.176598684,39.949546284],[-75.176689692,39.949558319],[-75.176669492,39.949658711],[-75.176576772,39.94964762]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-003001","type":"Fire Alarm Certification","inspectionDate":"2022-11-07","result":"Certified","expirationDate":"2023-11-07","buildingId":"1519124"},{"number":"BC-2023-025943","type":"Fire Alarm Certification","inspectionDate":"2023-11-27","result":"Certified","expirationDate":"2024-11-27","buildingId":"1519124"},{"number":"BC-2024-032796","type":"Fire Alarm Certification","inspectionDate":"2024-11-01","result":"Certified","expirationDate":"2025-11-01","buildingId":"1519124"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":null,"lotArea":953,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2221 ST MATTHEWS RD, ORANGEBURG SC, 29118","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"SECRETARY OF INTERIOR STANDARDS FOR REHABILITATION #9:1 \"NEW ADDITIONS WILL NOT DESTROY HISTORIC SPECIAL RELATIONS THAT CHARACTERIZE THE PROPERTY.","status":"OPEN","outcome":"City affirmed","date":"2008-10-08","number":"5199","relatedPermit":null},{"type":"Building standards appeal","grounds":"ON 12/16/08 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION #187814","status":"OPEN","outcome":"APPROVED","date":"2009-02-19","number":"8231","relatedPermit":"187814"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":417600,"taxable":417600,"land":83520,"improvement":334080,"taxableLand":83520,"taxableImprovement":334080,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":417600,"taxable":417600,"land":83520,"improvement":334080,"taxableLand":83520,"taxableImprovement":334080,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":463200,"taxable":463200,"land":92640,"improvement":370560,"taxableLand":92640,"taxableImprovement":370560,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":477000,"taxable":477000,"land":95400,"improvement":381600,"taxableLand":95400,"taxableImprovement":381600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":481700,"taxable":481700,"land":96340,"improvement":385360,"taxableLand":96340,"taxableImprovement":385360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":481700,"taxable":481700,"land":96340,"improvement":385360,"taxableLand":96340,"taxableImprovement":385360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":481700,"taxable":481700,"land":96340,"improvement":385360,"taxableLand":96340,"taxableImprovement":385360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":774900,"taxable":774900,"land":154980,"improvement":619920,"taxableLand":154980,"taxableImprovement":619920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":774900,"taxable":774900,"land":154980,"improvement":619920,"taxableLand":154980,"taxableImprovement":619920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":607700,"taxable":607700,"land":121540,"improvement":486160,"taxableLand":121540,"taxableImprovement":486160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":607700,"taxable":607700,"land":121540,"improvement":486160,"taxableLand":121540,"taxableImprovement":486160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":580700,"taxable":580700,"land":116100,"improvement":464600,"taxableLand":116100,"taxableImprovement":464600,"exemptLand":0,"exemptImprovement":0}],"taxNow":8507,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"109858","date":"2007-11-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-11-02","scope":"ERECTION OF (1) STORY ADDITION ON EXISTING (2) STORY BLDG W/ NEW CONNECTING STAIRS TO THIRD FLOOR (MASTER BEDROOM SUITE) W/ROOF TOP DECKS FRONT AND REAR(LESS THAN 12\" ABOVE ROOF)"},{"number":"166180","date":"2008-08-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-08-05","scope":"ERECTION OF 1 STORY ADDITION ON EXISTING 2 STORY BUILDING W/NEW CONNECTING STAIR TO THIRD FLOOR MASTER BEDROOM SUITE WITH FDECKS FRONT AND REAR"},{"number":"171798","date":"2008-10-03","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2009-11-04","scope":"ERECTION OF A 3RD FLOOR ADDITION ON EXISTING 2ND STORY BLDG. NEW INTERIOR COMMUNICATING STAIR FROM 2ND TO 3RD FLOOR RENOVATION OF EXISTING 2ND FLOOR INCUDING REMODEL OF NON LOADING WALLS PER SUBMITTED SEALED PLANS."},{"number":"187814","date":"2009-03-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-08-07","scope":"AMEND PERMIT #171798 TO DELETE AUTOMATIC SPRINKLER. BOARD OF BUILDING STANDARDS CASE #8231. STRUCTURAL EVALUATION REPORT INCLUDED."},{"number":"220697","date":"2009-06-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-06-15","scope":"REPLACE 100A PANEL BOX AND INSTALL NEW BRANCH CIRCUIT WIRING FOR (40)LIGHTING FIXTURES, (37)RECEPTACELS, (20)SWITCHES AND (5)SMOKE DETECTORS..... IN ACCORDANCE WITH 2005 NEC"},{"number":"226915","date":"2009-07-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-11-04","scope":"INSTALLATION OF BATHROOM GROUP, 1 WATER CLOSET, 1 LAVY, 1 SHOWER, 1 KITCHEN SINK INCLUDING STOCK VENT AND 1 ROOF DRIAN"},{"number":"230112","date":"2009-08-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-11-04","scope":"INSTALL 48,000 BTO, GAS FIRED, 80% WARM AIR FURNACE WITHIN EXISTING STRUCTURE. PERMIT TO INCLUDE RELATED DUCTWORK."},{"number":"644883","date":"2015-10-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-08-07","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO EXISTING SINGLE FAMILY DWELLING ON SECOND AND THIRD FLOORS WITH ACCESSORY OFFICE ON FIRST FLOOR TO INCLUDE REMOVAL AND REPLACEMENT OF TWO INTERIOR STAIRS AND OTHER INTERIOR RENOVATIONS AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED PER BBS VARIANCE 8231. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"657328","date":"2015-12-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-11","scope":"REPLACE 2 GANG METER SOCKET WITH NEW 200 AMP METER SOCKET, NEW 200 AMP FEEDER, NEW 200 AMP PANEL, WIRING NEW KITCHEN, RELOCATE EXIST LIGHTING, AND HARDWIRED SMOKE/CRARBONDETECTORS AS PER NEC 2008 CC DISTRICT"},{"number":"664923","date":"2016-01-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-07","scope":"REPAIR ON MAIN DRAIN,2ND FLOOR,RELOCATE KITCHEN SINK DRAIN AND WATER LINES. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"661825","date":"2016-02-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"FIRE PANEL 2 HORNS STROBES,1 STROBE,2 PULL STATIONS,2 HORNS AND 3 SMOKE DETECTORS PER NFPA 72 (MIXED USE)CC DISTRICT"},{"number":"717182","date":"2016-09-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-27","scope":"ALTERATION: INTERIOR PLUMBING FOR A 3-STORY BUILDING, WITH A SFD ON THE 2ND & 3RD FLOORS AND AN ACCESSORY USE OFFICE ON THE 1ST FLOOR. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"727420","date":"2016-10-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"NEW BATHROOM WIRING OF 4- SWITCHES, 10- OUTLETS, 6- LIGHTS AND RELOCATE 4- EXISTING SWITCHES... IN ACCORDANCE WITH 2008 NEC **ADDITIONAL WORK ON PERMIT #657328**"},{"number":"964502","date":"2019-04-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-10","scope":"FOR A USE PERMIT FOR THE FIRST (1ST) FLOOR AS A BUSINESS/PROFESSIONAL OFFICE FOR A CLOTHING BOUTIQUE. NO RETAIL SALE FROM THE SUBJECT PROPERTY AS PART OF THIS APPLICATION. FOR A SINGLE FAMILY HOUSEHOLD LIVING ON THE SECOND (2ND) FLOOR. AS PREVIOULY APPROVED ON AP/# 166180"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Administrative"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Mechanical"},{"y":2015,"k":"sale","p":895000},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"New Construction"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Use"}],"rented":true,"licenses":[{"number":"926831","type":"Rental","status":"Active","businessName":"K and S Locust Street, LLC","legalName":"K and S Locust Street, LLC","address":"2116 LOCUST ST","revenueCode":"3202","rentalCategory":"Other","units":1,"issuedDate":"2023-06-21","latestIssueDate":"2026-06-29","expirationDate":"2027-06-20","inactiveDate":null}],"licenseActivity":[{"number":"926831","type":"Rental","businessName":"K and S Locust Street, LLC","legalName":"K and S Locust Street, LLC","issuedDate":"2023-06-21","latestIssueDate":"2026-06-29","closureDate":null,"expirationDate":"2027-06-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 61% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $481,700 to $774,900","no permit shown in 2022-2024"],"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":"Use permit #109858: COMPLETED.","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 Nov 1, 2025","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2221 ST MATTHEWS RD, ORANGEBURG SC, 29118).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1925 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":"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/"}]}