{"asOf":"2026-07-26T08:28:05.758Z","block":"2300-2399 EMERALD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-emerald-st","address":"2339 EMERALD ST","parcelNumber":"871540950","source":"https://property.phila.gov/?p=871540950","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"2339 EMERALD LLC","coOwner":null,"marketValue":262700,"landAssessment":52540,"improvementAssessment":210160,"livableArea":2085,"yearBuilt":1875,"lastSale":{"price":158200,"date":"2018-04-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"4737119","date":"2018-05-11","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737118","date":"2018-05-11","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737116","date":"2018-05-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737117","date":"2018-05-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"633136","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-05-11","completedDate":"2018-10-10","violations":[{"number":"4737119","date":"2018-05-11","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737118","date":"2018-05-11","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737116","date":"2018-05-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737117","date":"2018-05-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 8"}],"investigations":[{"caseNumber":"24285","date":"2004-03-18","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"633136","date":"2018-05-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"633136","date":"2018-07-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"633136","date":"2018-10-09","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9842007561471,"lng":-75.13021212691811,"geom":{"type":"Polygon","coordinates":[[[-75.130145445,39.984161787],[-75.130188971,39.984138923],[-75.13027897,39.984239004],[-75.130234414,39.984262489],[-75.130145445,39.984161787]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-013697","type":"Sprinkler Certification","inspectionDate":"2023-06-22","result":"Certified","expirationDate":"2024-06-22","buildingId":"1053333"},{"number":"BC-2025-001232","type":"Sprinkler Certification","inspectionDate":"2024-12-17","result":"Certified","expirationDate":"2025-12-17","buildingId":"1053333"},{"number":"BC-2026-002075","type":"Sprinkler Certification","inspectionDate":"2026-01-13","result":"Certified","expirationDate":"2027-01-13","buildingId":"1053333"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":697,"zoning":"CMX1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2576 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":55000,"taxable":55000,"land":7631,"improvement":47369,"taxableLand":7631,"taxableImprovement":47369,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":55000,"taxable":55000,"land":7631,"improvement":47369,"taxableLand":7631,"taxableImprovement":47369,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":158200,"taxable":158200,"land":31640,"improvement":126560,"taxableLand":31640,"taxableImprovement":126560,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":86500,"taxable":86500,"land":17300,"improvement":69200,"taxableLand":17300,"taxableImprovement":69200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":470000,"taxable":169200,"land":94000,"improvement":376000,"taxableLand":94000,"taxableImprovement":75200,"exemptLand":0,"exemptImprovement":300800},{"y":2021,"v":470000,"taxable":169200,"land":94000,"improvement":376000,"taxableLand":94000,"taxableImprovement":75200,"exemptLand":0,"exemptImprovement":300800},{"y":2022,"v":470000,"taxable":169200,"land":94000,"improvement":376000,"taxableLand":94000,"taxableImprovement":75200,"exemptLand":0,"exemptImprovement":300800},{"y":2023,"v":493500,"taxable":177660,"land":98700,"improvement":394800,"taxableLand":98700,"taxableImprovement":78960,"exemptLand":0,"exemptImprovement":315840},{"y":2024,"v":493500,"taxable":177660,"land":98700,"improvement":394800,"taxableLand":98700,"taxableImprovement":78960,"exemptLand":0,"exemptImprovement":315840},{"y":2025,"v":207900,"taxable":74844,"land":41580,"improvement":166320,"taxableLand":41580,"taxableImprovement":33264,"exemptLand":0,"exemptImprovement":133056},{"y":2026,"v":207900,"taxable":74844,"land":41580,"improvement":166320,"taxableLand":41580,"taxableImprovement":33264,"exemptLand":0,"exemptImprovement":133056},{"y":2027,"v":262700,"taxable":94572,"land":52540,"improvement":210160,"taxableLand":52540,"taxableImprovement":42032,"exemptLand":0,"exemptImprovement":168128}],"taxNow":1048,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"418475","date":"2012-07-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE."},{"number":"422056","date":"2012-10-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVAL OF FIRST FLOOR, (TERMITE INFESTED JOIST) FLOOR AND JOISTS, 30% OR LESS ONLY. REPLACE WITH SAME. BLOCK UP WINDOW & INSTALL 1 METAL DOOR. MAKE BUILDING SECURE & WEATHER TIGHT. ...."},{"number":"828236","date":"2017-11-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-11-15","scope":"FOR THE DOCUMENTATION OF A VACANT SPACE (SEPARATE USE PERMIT REQUIRED PRIOR TO OCCUPANCY)ON THE FIRST FLOOR LEVEL WITH AN EXISITNG SINGLE FAMILY HOUSEHOLD LIVING ON THE SECOND THROUGH THIRD FLOOR LEVEL OF AN EXISTING ATTACHED STRUCTURE. NO CHANGE IN HEIGHT AND/OR AREA OF AN EXISTING STRUCTURE."},{"number":"796155","date":"2017-11-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-22","scope":"***ASBESTOS ABATEMENT REQUIRED PRIOR TO THE COMMENCEMENT OF ANY WORK.***FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING OF USE AS A VACANT TENANT (SEPARATE USE PERMIT AND FITOUT REQUIRED PRIOR TO OCCUPANCY) WITH AN EXISTING SINGLE FAMILY DWELLING FROM THE SECOND THROUGH THIRD FLOOR LEVEL. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"851647","date":"2018-02-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"INSTALL (2) HVAC SYSTEMS WITH DUCTWORK. (MIXED-USE)"},{"number":"849462","date":"2018-02-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 & 13R THROUGHOUT AN EXISTING MIXED USE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"867089","date":"2018-04-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"INSTALL 2 TOILETS, 2 LAV SINK, 2 BATH TUB, 1 KITCHEN SINK, 1 WATER HEATER AND 1 LAUNDRY.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"874308","date":"2018-07-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"INSTALL NEW 300AMP SERVICE WITH A 3GANG METER SOCKET,1-100AMP FOR TENANT,1-100AMP FOR HOUSE PANEL,1-200AMP FOR FUTURE COMMERCIAL PANEL AND NEW WIRING THROUGHOUT WITH LIGHTS,RECECPTS,SWITCHES,OUTLETS,GFI,FIXTURES AND SMOKES AS PER 2008 NEC(EAST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM COMPLETE WITH PULLS,HORNS,STROBES,LIGHTS,SIGNS AND PANELS AS PER NFPA72"},{"number":"898287","date":"2018-08-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-10","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION NOS. 633136. FOR THE REPLACEMENT OF NEW FRAMING AND STRUCTURAL MEMBERS FOR THE ROOF STRUCTURE AND PILOT HOSUE AS PER APPROVED PLANS AND ENGINEER'S REPORT. NO OTHER WORK AUTHORIZED BY THIS PERMIT."},{"number":"944475","date":"2019-01-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"REPLACE 5\"X4\" CURB, EXTEND 4\" DRAIN PIPE FROM CURB TRAP INTO BASEMENT, INSTALL 1\" WATER SERVICE, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"ZP-2023-009412","date":"2023-10-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Renovated & sold on","storyDelta":1.88,"timeline":[{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"sale","p":158200},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"815882","type":"Rental","status":"Active","businessName":"2339 EMERALD LLC","legalName":"2339 EMERALD LLC","address":"2339 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-06-19","latestIssueDate":"2026-06-01","expirationDate":"2027-06-18","inactiveDate":null},{"number":"936991","type":"Limited Lodging Operator","status":"Inactive","businessName":"Brian Fritz","legalName":"Brian Fritz","address":"2339 EMERALD ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-11-01","latestIssueDate":"2023-11-01","expirationDate":"2024-10-31","inactiveDate":"2024-12-30"}],"licenseActivity":[{"number":"936991","type":"Limited Lodging Operator","businessName":"Brian Fritz","legalName":"Brian Fritz","issuedDate":"2023-11-01","latestIssueDate":"2023-11-01","closureDate":"2024-12-30","expirationDate":"2024-10-31","inactiveDate":"2024-12-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"815882","type":"Rental","businessName":"2339 EMERALD LLC","legalName":"2339 EMERALD LLC","issuedDate":"2019-06-19","latestIssueDate":"2026-06-01","closureDate":null,"expirationDate":"2027-06-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $207,900 to $262,700","no permit shown in 2026-2028"],"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 #828236: 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":"2 permits not marked completed: 418475 (EXPIRED), 422056 (EXPIRED).","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 1875 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 9, 2018.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #936991: Inactive since Dec 30, 2024","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jan 13, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}