{"asOf":"2026-07-29T13:08:25.094Z","block":"2400-2499 N 24TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-n-24th-st","address":"2421 N 24TH ST","parcelNumber":"871522350","source":"https://property.phila.gov/?p=871522350","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"JLH INVESTMENTS LLC","coOwner":null,"marketValue":80600,"landAssessment":16100,"improvementAssessment":64500,"livableArea":1792,"yearBuilt":1915,"lastSale":{"price":6000,"date":"2007-09-05T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99209033053078,"lng":-75.17142842151792,"geom":{"type":"Polygon","coordinates":[[[-75.17132119,39.992097959],[-75.171330224,39.992055977],[-75.171534279,39.992081597],[-75.171525176,39.9921254],[-75.17132119,39.992097959]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":932,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2346 W CUMBERLAND ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR A DAY CARE CENTER ON 1ST FLOOR WITH SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN THE APPLICATION).","status":"OPEN","outcome":"Granted","date":"2017-01-18","number":"28622","relatedPermit":"707960"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":59800,"taxable":59800,"land":6896,"improvement":52904,"taxableLand":6896,"taxableImprovement":52904,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":59800,"taxable":59800,"land":6896,"improvement":52904,"taxableLand":6896,"taxableImprovement":52904,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":63900,"taxable":63900,"land":12780,"improvement":51120,"taxableLand":12780,"taxableImprovement":51120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":65800,"taxable":65800,"land":13160,"improvement":52640,"taxableLand":13160,"taxableImprovement":52640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":66400,"taxable":66400,"land":13280,"improvement":53120,"taxableLand":13280,"taxableImprovement":53120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":66400,"taxable":66400,"land":13280,"improvement":53120,"taxableLand":13280,"taxableImprovement":53120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":66400,"taxable":66400,"land":13280,"improvement":53120,"taxableLand":13280,"taxableImprovement":53120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":63400,"taxable":63400,"land":12680,"improvement":50720,"taxableLand":12680,"taxableImprovement":50720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":63400,"taxable":63400,"land":12680,"improvement":50720,"taxableLand":12680,"taxableImprovement":50720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":71400,"taxable":71400,"land":14280,"improvement":57120,"taxableLand":14280,"taxableImprovement":57120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":71400,"taxable":71400,"land":14280,"improvement":57120,"taxableLand":14280,"taxableImprovement":57120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":80600,"taxable":80600,"land":16100,"improvement":64500,"taxableLand":16100,"taxableImprovement":64500,"exemptLand":0,"exemptImprovement":0}],"taxNow":999,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"112182","date":"2007-10-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-10-30","scope":"CHANGE USE ON FIRST FLOOR TO REAL ESTATE OFFICE SPACE SECOND FLOOR TO REMAIN A SFD"},{"number":"102709","date":"2007-11-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-09-29","scope":"ALTERATIONS INCLUDING CMU INFIL WALL CONSTRUCTION, NEW ROOF (INCL FRAMING), INT. PARTITIONS AND CHANGE OCCUPANCY OF 1ST FLOOR FROM EAT-IN RESTAURANT TO REAL ESTATE OFFICE. CERTIFICATE OF OCCU-ACNY NOT REQUIRED FOR 1ST FLOOR IN ACCORDANCE WITH A-701.1 OF THE PHILADELPHIA BUILDING CONSTRUCTION AND OCCUPANCY CODE."},{"number":"151460","date":"2008-05-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-09-17","scope":"REPLACE BATH TUB, 2 WATER CLOSETS, 2 LAV'S, KITCHEN SINK"},{"number":"156852","date":"2008-06-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-06-19","scope":"REPLACE HOUSE TRAP"},{"number":"157156","date":"2008-06-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-09","scope":"200 AMP REWIRE AS PER 2005 NEC (NORTH DIST)"},{"number":"164924","date":"2008-07-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-07-16","scope":"1ST FLOOR FROM COMMERCIAL TO DAYCARE. 10 CHILDREN. 2 CHILDREN UNDER THE AGE OF 2.5 INCLUDED IN TOTAL. WILL PREP AND SERVE FOOD"},{"number":"163425","date":"2008-07-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-09","scope":"INSTALLATION OF NEW FIRE ALARM SYSTEM THROUGHOUT WITH PULL STATIONS, SMOKE DETECTION AND CONTROL STATION MONITORING AS PER NFPA-72 AND NEC 2005, MIXED OCCUPANCY, 1 APARTMENT AND 1ST FLOOR COMMERCIAL (NORTH DIST)"},{"number":"169879","date":"2008-08-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-05","scope":"2 STORY BUILDING,1ST FL,INSTALL 70,000 BTU'S 90% FURNANCE, INCLUDING DUCT-WORK.2ND FL,INSTALL 70,000 BTU'S 90% FURNANCE,WITH DUCT-WORK. 1 2.5 TON SYSTEM,1 4 TON SYSTEM WITH BOTH CONDENSERS ON THE ROOF."},{"number":"707960","date":"2017-09-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-09-01","scope":"FOR A DAY CARE CENTER ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"823829","date":"2017-10-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-10-13","scope":"REGISTER USE PERMIT AS A GROUP DAYCARE ON THE FIRST FLOOR IN AN EXISTING TWO STORY STRUCTURE WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE."}],"storyTag":"Improved","storyDelta":0.2,"timeline":[{"y":2007,"k":"sale","p":6000},{"y":2007,"k":"permit","w":"Use"},{"y":2007,"k":"permit","w":"Major alteration"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Use"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Mechanical"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Use"}],"rented":true,"licenses":[{"number":"204155","type":"Food Preparing and Serving","status":"Inactive","businessName":"ROLAND R. SCOTT","legalName":"ROLAND R. SCOTT","address":"2421 N 24TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-06-08","latestIssueDate":"2000-06-08","expirationDate":"2001-04-30","inactiveDate":null},{"number":"202942","type":"Food Preparing and Serving","status":"Inactive","businessName":"ERNEST LUKES (LUKES RESTAURANT)","legalName":"ERNEST LUKES","address":"2421 N 24TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"437055","type":"Rental","status":"Active","businessName":"JLH INVESTMENTS LLC","legalName":"JLH INVESTMENTS LLC","address":"2421 N 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-02-29","latestIssueDate":"2026-04-08","expirationDate":"2027-02-28","inactiveDate":null},{"number":"518239","type":"Dumpster License - Private Property","status":"Active","businessName":"FASHION GALLERY INC (RAINBOW SHOP)","legalName":"FASHION GALLERY INC","address":"2421 N 24TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-29","latestIssueDate":"2013-08-17","expirationDate":null,"inactiveDate":null},{"number":"564588","type":"Dumpster License - Private Property","status":"Closed","businessName":"FITNESS INTERNATIONAL LLC (OPERATIONS DEPARTMENT)","legalName":"FITNESS INTERNATIONAL LLC","address":"2421 N 24TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-05-22","latestIssueDate":"2013-03-14","expirationDate":"2013-07-31","inactiveDate":null},{"number":"698727","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"FASHION GALLERY INC (RAINBOW SHOP #310)","legalName":"FASHION GALLERY INC","address":"2421 N 24TH ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2016-04-08","latestIssueDate":"2016-04-08","expirationDate":"2017-04-07","inactiveDate":"2017-06-06"}],"licenseActivity":[{"number":"698727","type":"Dumpster License - Public ROW","businessName":"FASHION GALLERY INC (RAINBOW SHOP #310)","legalName":"FASHION GALLERY INC","issuedDate":"2016-04-08","latestIssueDate":"2016-04-08","closureDate":"2017-06-06","expirationDate":"2017-04-07","inactiveDate":"2017-06-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"564588","type":"Dumpster License - Private Property","businessName":"FITNESS INTERNATIONAL LLC (OPERATIONS DEPARTMENT)","legalName":"FITNESS INTERNATIONAL LLC","issuedDate":"2012-05-22","latestIssueDate":"2013-03-14","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"518239","type":"Dumpster License - Private Property","businessName":"FASHION GALLERY INC (RAINBOW SHOP)","legalName":"FASHION GALLERY INC","issuedDate":"2010-10-29","latestIssueDate":"2013-08-17","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"437055","type":"Rental","businessName":"JLH INVESTMENTS LLC","legalName":"JLH INVESTMENTS LLC","issuedDate":"2008-02-29","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"202942","type":"Food Preparing and Serving","businessName":"ERNEST LUKES (LUKES RESTAURANT)","legalName":"ERNEST LUKES","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204155","type":"Food Preparing and Serving","businessName":"ROLAND R. SCOTT","legalName":"ROLAND R. SCOTT","issuedDate":"2000-06-08","latestIssueDate":"2000-06-08","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28622: OPEN · Granted; related permit 707960. Use permit #112182: 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":"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 1915 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #204155: Inactive; Food Preparing and Serving #202942: Inactive; Dumpster License - Private Property #564588: Closed; Dumpster License - Public ROW #698727: Inactive since Jun 6, 2017","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":"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/"}]}