{"asOf":"2026-07-27T18:15:13.706Z","block":"2400-2499 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-s-20th-st","address":"2451 S 20TH ST","parcelNumber":"871535500","source":"https://property.phila.gov/?p=871535500","ownerType":"owner-occupied","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":"PALLADINO SHAWN ROBERT","coOwner":null,"marketValue":318000,"landAssessment":63600,"improvementAssessment":254400,"livableArea":1648,"yearBuilt":1920,"lastSale":{"price":1,"date":"2017-07-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"2374099","date":"2011-04-19","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2374098","date":"2011-04-19","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2242416","date":"2011-04-19","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"273597","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-04-20","completedDate":null,"violations":[{"number":"2374099","date":"2011-04-19","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2374098","date":"2011-04-19","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"312946","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2242416","date":"2011-04-19","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":3,"worst":null}],"investigations":[{"caseNumber":"273597","date":"2011-04-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"273597","date":"2011-05-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"273597","date":"2012-02-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"273597","date":"2012-02-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"273597","date":"2017-01-24","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.920705360121126,"lng":-75.1800736413225,"geom":{"type":"Polygon","coordinates":[[[-75.179973366,39.920669871],[-75.180184651,39.920698028],[-75.18017524,39.920740373],[-75.179963346,39.920713411],[-75.179973366,39.920669871]]]},"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":960,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2451 S 20TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR A COFFEE SHOP (TAKE-OUT RESTAURANT) AND THE RETAIL SALE OF BAKED GOODS ON THE FIRST FLOOR OF AN EXISTING BUILDING WITH A SINGLE FAMILY DWELLING ON THE SECOND FLOOR. NO SIGNS ON THIS APPLICATION.               (FAST TRACK)","status":"CLOSED","outcome":"Granted","date":"2012-10-23","number":"18791","relatedPermit":"385057"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":216800,"taxable":216800,"land":14262,"improvement":202538,"taxableLand":14262,"taxableImprovement":202538,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":216800,"taxable":216800,"land":14262,"improvement":202538,"taxableLand":14262,"taxableImprovement":202538,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":204900,"taxable":204900,"land":40980,"improvement":163920,"taxableLand":40980,"taxableImprovement":163920,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":211000,"taxable":211000,"land":42200,"improvement":168800,"taxableLand":42200,"taxableImprovement":168800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":213100,"taxable":213100,"land":42620,"improvement":170480,"taxableLand":42620,"taxableImprovement":170480,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":213100,"taxable":213100,"land":42620,"improvement":170480,"taxableLand":42620,"taxableImprovement":170480,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":213100,"taxable":213100,"land":42620,"improvement":170480,"taxableLand":42620,"taxableImprovement":170480,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":289900,"taxable":289900,"land":57980,"improvement":231920,"taxableLand":57980,"taxableImprovement":231920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":289900,"taxable":289900,"land":57980,"improvement":231920,"taxableLand":57980,"taxableImprovement":231920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":295800,"taxable":295800,"land":59160,"improvement":236640,"taxableLand":59160,"taxableImprovement":236640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":295800,"taxable":295800,"land":59160,"improvement":236640,"taxableLand":59160,"taxableImprovement":236640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":318000,"taxable":318000,"land":63600,"improvement":254400,"taxableLand":63600,"taxableImprovement":254400,"exemptLand":0,"exemptImprovement":0}],"taxNow":4141,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"309787","date":"2010-11-03","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-04-20","scope":"BRICK VENEER FRONT AND SIDE OF BUILDING ON A CONCRETE FOOTING 30\" BELOW GRADE. BRICK TIES REQUIRED EVERY 4 SQ. FT.STUCCO ABOVE FRONT AND SIDE."},{"number":"312818","date":"2010-11-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-06-07","scope":"INSTALL TWO, 60,000 BTU, GAS FIRED, 95% EFFICIENT, DIRECT VENT, WARM AIR FURNACE WITHIN TWO FAMILY DWELLING. PERMIT TO INCLUDE RELATED DUCTWORK."},{"number":"312946","date":"2010-11-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-06-26","scope":"INSTALL 3/4\" WATER SERVICE, CURB TRAP, ROUGH-IN 2 BATHROOMS (2 TOILETS, 2 SINKS, 2 BATHTUBS, 1 KITCHEN SINK)"},{"number":"320119","date":"2011-01-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-19","scope":"INSTALLING A 200 AMP SERVICE COMPLETE WITH A 4 GANG METER, 3 DISCONNECTS/3 SUB-PANELS, AS PER 2008 NEC, NO ELECTRIC HEAT,COOKINING,NO ELECTRIC HOT WATER"},{"number":"339096","date":"2011-05-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-04-30","scope":"REPLACE ALL DEVICES IN PROPERTY, INSTALL LINES IN KITCHENS ON 2ND AND 1ST FLOORS WITH GFCI PROTECTION,INSTALL LINES IN 2ND AND 1ST FLOOR BATHROOMS, INSTALL NEW FIXTURES AND CEILING FANS,INSTALL 8 HIGH HATS IN STORE AREA AS PER 2008 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"sale","p":150000},{"y":2010,"k":"permit","w":"Alteration"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"viol","w":"3 L&I violations"},{"y":2011,"k":"insp","w":"Inspection failed ×2"},{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2012,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"605383","type":"Rental","status":"Inactive","businessName":"VINCENT P ROSELLI","legalName":"VINCENT P ROSELLI","address":"2451 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-09-17","latestIssueDate":"2016-03-11","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"605383","type":"Rental","businessName":"VINCENT P ROSELLI","legalName":"VINCENT P ROSELLI","issuedDate":"2013-09-17","latestIssueDate":"2016-03-11","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #18791: CLOSED · Granted; related permit 385057. The history also contains “PERM Z- NEW 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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 24, 2017.","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":"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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 3 historical violations across 2 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/"}]}