{"asOf":"2026-07-25T01:05:42.304Z","block":"2300-2399 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-south-st","address":"2314 SOUTH ST","parcelNumber":"871540210","source":"https://property.phila.gov/?p=871540210","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"820","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"MCMANUS RYAN","coOwner":"MCMANUS CAITLIN HACKER","marketValue":842200,"landAssessment":168440,"improvementAssessment":673760,"livableArea":2600,"yearBuilt":1915,"lastSale":{"price":550000,"date":"2017-01-18T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94530275346384,"lng":-75.18032487032207,"geom":{"type":"Polygon","coordinates":[[[-75.18038043,39.945185169],[-75.180328605,39.945418136],[-75.180270601,39.945410492],[-75.180318103,39.9451972],[-75.18038043,39.945185169]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1295,"zoning":"RM1","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2314 SOUTH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":486000,"taxable":486000,"land":53338,"improvement":432662,"taxableLand":53338,"taxableImprovement":432662,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":486000,"taxable":486000,"land":53338,"improvement":432662,"taxableLand":53338,"taxableImprovement":432662,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":522800,"taxable":522800,"land":104500,"improvement":418300,"taxableLand":104500,"taxableImprovement":418300,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":538400,"taxable":538400,"land":107618,"improvement":430782,"taxableLand":107618,"taxableImprovement":430782,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":543700,"taxable":543700,"land":108677,"improvement":435023,"taxableLand":108677,"taxableImprovement":435023,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":543700,"taxable":543700,"land":108677,"improvement":435023,"taxableLand":108677,"taxableImprovement":435023,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":543700,"taxable":543700,"land":108677,"improvement":435023,"taxableLand":108677,"taxableImprovement":435023,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":761400,"taxable":761400,"land":152200,"improvement":609200,"taxableLand":152200,"taxableImprovement":609200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":761400,"taxable":761400,"land":152200,"improvement":609200,"taxableLand":152200,"taxableImprovement":609200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":726100,"taxable":726100,"land":145220,"improvement":580880,"taxableLand":145220,"taxableImprovement":580880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":726100,"taxable":726100,"land":145220,"improvement":580880,"taxableLand":145220,"taxableImprovement":580880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":842200,"taxable":842200,"land":168440,"improvement":673760,"taxableLand":168440,"taxableImprovement":673760,"exemptLand":0,"exemptImprovement":0}],"taxNow":10164,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"796298","date":"2017-07-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"ABANDONED","completedDate":"2018-01-04","scope":"EZ PERMIT STANDARD ALTERATIONS - FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. WORK TO INCLUDE INTERIOR ALTERATIONS TO INSTALL PROFESSIONAL OFFICE IN 1ST FLOOR OF RESIDENCE."},{"number":"826336","date":"2017-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-25","scope":"EZ ELECTRIC PERMIT - REPLACE EXISTING 100 AMP FUSE PANEL WITH A NEW 100 AMP. BREAKER PANEL AND REWIRE THROUGHT WITH RECEPTICALS, SWITCHES, LIGHTING FIXTURES ETC. AS PER THE 2008 NEC. NEWLY PREPOSED 1ST FLOOR OFFICE IS NOT INCLUDED."},{"number":"832589","date":"2017-11-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-25","scope":"RELOCATING A KITCHEN SINK 2 FEET OVER, REPLACE WATER CLOSET AND WALL MOUNT SINK - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"834434","date":"2017-11-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-25","scope":"REPLACE SOIL STACK AND INSTALL 2ND FLOOR BATHROOM WITH 1 TOILET,1 LAV,1 SHOWER AND KITCHEN SINK (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"838678","date":"2017-12-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-11","scope":"2 SYSTEMS (MINI SPLIT) 1800 18,000 BTU EACH 600 CFM 1 1/2 TON"},{"number":"829237","date":"2018-01-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-25","scope":"FOR INTERIOR ALTERATIONS TO INCLUDE THE INSTALLATION OF NEW COMMUNICATING STAIRS WITH HEADER AND TRIMMER JOISTS, RATED SHAFT ENCLOSURE ASSEMBLIES, INTERIOR PARTITION INSTALLATION AND RATED EXTERIOR FENESTRATION INSTALLATIONS IN EXISTING OPENINGS. (IEBC 2009, WORK-AREA METHOD, LVL II ALT) **SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK.**"},{"number":"875063","date":"2018-05-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-09","scope":"HOUSE TRAP AND FAI SANTIARY (SFD)PA20181271135 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"895634","date":"2018-07-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-25","scope":"- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"895686","date":"2018-07-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-07-20","scope":"USE AS SINGLE FAMILY HOUSEHOLD LIVING IN A THREE (3) STORY STRUCTURE. *NO SIGN PERMIT ON THIS APPLICATION*"},{"number":"939591","date":"2019-01-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-28","scope":"CURB TRAP & FAI PA20193611783 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Improved","storyDelta":5.64,"timeline":[{"y":2003,"k":"sale","p":257000},{"y":2017,"k":"sale","p":550000},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"228974","type":"Rental","status":"Inactive","businessName":"J RANDOLPH","legalName":"J RANDOLPH","address":"2314 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-04-10","latestIssueDate":"2008-01-31","expirationDate":"2009-02-28","inactiveDate":"2008-07-25"},{"number":"452339","type":"Rental","status":"Inactive","businessName":"THOMAS WILLIAM POST & THOMAS JOAN SETTLE","legalName":"THOMAS WILLIAM POST & THOMAS JOAN SETTLE","address":"2314 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-07-25","latestIssueDate":"2016-02-20","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"858315","type":"Rental","status":"Inactive","businessName":"Ryan McManus","legalName":"Ryan McManus","address":"2314 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-12-30","latestIssueDate":"2023-12-15","expirationDate":"2024-12-29","inactiveDate":"2025-02-27"}],"licenseActivity":[{"number":"858315","type":"Rental","businessName":"Ryan McManus","legalName":"Ryan McManus","issuedDate":"2020-12-30","latestIssueDate":"2023-12-15","closureDate":"2025-02-27","expirationDate":"2024-12-29","inactiveDate":"2025-02-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"452339","type":"Rental","businessName":"THOMAS WILLIAM POST & THOMAS JOAN SETTLE","legalName":"THOMAS WILLIAM POST & THOMAS JOAN SETTLE","issuedDate":"2008-07-25","latestIssueDate":"2016-02-20","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"228974","type":"Rental","businessName":"J RANDOLPH","legalName":"J RANDOLPH","issuedDate":"2003-04-10","latestIssueDate":"2008-01-31","closureDate":"2008-07-25","expirationDate":"2009-02-28","inactiveDate":"2008-07-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 40% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $543,700 to $761,400","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 #895686: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 796298 (ABANDONED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"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":"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 and appears related-party/family-held.","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/"}],"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/"}]}