{"asOf":"2026-07-26T17:14:49.842Z","block":"200-299 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-s-52nd-st","address":"256 S 52ND ST","parcelNumber":"871581430","source":"https://property.phila.gov/?p=871581430","ownerType":"owner-occupied","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":"CIRIACO JOSE REYES","coOwner":null,"marketValue":170100,"landAssessment":34000,"improvementAssessment":136100,"livableArea":2100,"yearBuilt":1925,"lastSale":{"price":291000,"date":"2015-08-11T04:00:00Z"},"openViolations":1,"violations":[{"number":"3293375","date":"2014-08-05","code":"09-205.8/4","title":"VENDOR SW PED WAY INTERFERE AH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-018889","date":"2022-03-21","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-097012","date":"2024-12-05","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-03-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-097019","date":"2024-12-05","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2025-03-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-097021","date":"2024-12-05","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2025-03-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-100070","date":"2024-12-05","code":"9-205(8)(E)(.3)","title":"SIDEWALK SALES VENDOR NUISANCE","status":"COMPLIED","resolutionDate":"2025-10-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-100074","date":"2024-12-05","code":"9-203(7)(D)03","title":"ST VENDOR NUISANCE","status":"COMPLIED","resolutionDate":"2025-10-06","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"446517","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2014-08-05","completedDate":"2014-09-29","violations":[{"number":"3293375","date":"2014-08-05","code":"09-205.8/4","title":"VENDOR SW PED WAY INTERFERE AH","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-023033","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2022-03-21","completedDate":null,"violations":[{"number":"VI-2022-018889","date":"2022-03-21","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-04-15","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-125476","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-06","completedDate":"2025-10-07","violations":[{"number":"VI-2024-097012","date":"2024-12-05","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-03-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-097019","date":"2024-12-05","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2025-03-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-097021","date":"2024-12-05","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2025-03-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-100070","date":"2024-12-05","code":"9-205(8)(E)(.3)","title":"SIDEWALK SALES VENDOR NUISANCE","status":"COMPLIED","resolutionDate":"2025-10-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-100074","date":"2024-12-05","code":"9-203(7)(D)03","title":"ST VENDOR NUISANCE","status":"COMPLIED","resolutionDate":"2025-10-06","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"446517","date":"2014-08-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"446517","date":"2014-08-13","type":"BC INSP","status":"FAILED"},{"caseNumber":"446517","date":"2014-09-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2022-023033","date":"2022-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-023033","date":"2022-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-023033","date":"2022-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-023033","date":"2023-03-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-023033","date":"2024-04-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125476","date":"2024-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125476","date":"2025-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125476","date":"2025-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125476","date":"2025-10-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":1},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":1}],"taxOwed":137.58,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":137.58,"principalDue":0,"penaltyDue":9.18,"interestDue":0,"otherChargesDue":128.4,"yearsOwed":2,"oldestYearOwed":2013,"mostRecentYearOwed":2015,"mostRecentPaymentDate":"2021-12-31","assessmentYear":2022,"totalAssessment":80200,"taxableAssessment":80200,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1122.64,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.955449774911955,"lng":-75.22612371088698,"geom":{"type":"Polygon","coordinates":[[[-75.226249351,39.955487753],[-75.225979612,39.955452739],[-75.225987847,39.955410945],[-75.22626864,39.955447201],[-75.226249351,39.955487753]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-031076","type":"Fire Alarm Certification","inspectionDate":"2024-11-19","result":"Certified","expirationDate":"2025-11-19","buildingId":"1441092"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":1233,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"256 S 52ND ST, PHILADELPHIA PA, 19139","mailOut":false,"appeals":[],"taxYears":[{"year":2013,"total":24.45,"principal":0,"interest":0,"penalty":0},{"year":2015,"total":113.13,"principal":0,"interest":-0.01,"penalty":9.19}],"taxNet":137.58,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":114800,"taxable":114800,"land":5529,"improvement":109271,"taxableLand":5529,"taxableImprovement":109271,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":114800,"taxable":114800,"land":5529,"improvement":109271,"taxableLand":5529,"taxableImprovement":109271,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":77200,"taxable":77200,"land":15440,"improvement":61760,"taxableLand":15440,"taxableImprovement":61760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":79500,"taxable":79500,"land":15447,"improvement":64053,"taxableLand":15447,"taxableImprovement":64053,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":80200,"taxable":80200,"land":15583,"improvement":64617,"taxableLand":15583,"taxableImprovement":64617,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":80200,"taxable":80200,"land":15583,"improvement":64617,"taxableLand":15583,"taxableImprovement":64617,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":80200,"taxable":80200,"land":15583,"improvement":64617,"taxableLand":15583,"taxableImprovement":64617,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":115500,"taxable":115500,"land":23100,"improvement":92400,"taxableLand":23100,"taxableImprovement":92400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":115500,"taxable":115500,"land":23100,"improvement":92400,"taxableLand":23100,"taxableImprovement":92400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":161200,"taxable":161200,"land":32240,"improvement":128960,"taxableLand":32240,"taxableImprovement":128960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":161200,"taxable":161200,"land":32240,"improvement":128960,"taxableLand":32240,"taxableImprovement":128960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":170100,"taxable":170100,"land":34000,"improvement":136100,"taxableLand":34000,"taxableImprovement":136100,"exemptLand":0,"exemptImprovement":0}],"taxNow":2256,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2023-003996","date":"2023-08-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-14","scope":"FOR LEVEL II ALTERATIONS IN EXISTING DWELLING UNIT TO INCLUDE EXTERIOR WALL INFILLS, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED ANY MEP WORK. AMENDMENT 1/3/24 TO CREATE NEW STAIR OPENING AND CHANGE LAYOUT. AMENDMENT 3/20/24 TO ADD NEW PARTITIONS AND CHANGE LAYOUT. AMENDMENT 5/29/24 TO CHANGE LAYOUT AS PER PLANS. AMENDMENT 7/16/24 TO CHANGE LAYOUT AS PER PLANS."},{"number":"EP-2023-012454","date":"2024-01-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-24","scope":"Rewire interior, install lilts, switch, receptacles and hardwires mock detector according to 2017 NEC"},{"number":"GM-2024-000424","date":"2024-01-13","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-02-10","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2024-000875","date":"2024-01-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-14","scope":"Replace kitchen sink, bathroom sink, toilet and shower, washer, water heater."},{"number":"PP-2024-006624","date":"2024-05-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-17","scope":"Installing a new 3/4'' water service"}],"storyTag":"Improved","storyDelta":1.91,"timeline":[{"y":2015,"k":"sale","p":291000},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"0985879","type":"Rental","status":"Active","businessName":"Jose Reyes Ciriaco","legalName":"Jose Reyes Ciriaco","address":"256 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-08-08","latestIssueDate":"2026-07-06","expirationDate":"2027-08-07","inactiveDate":null}],"licenseActivity":[{"number":"0985879","type":"Rental","businessName":"Jose Reyes Ciriaco","legalName":"Jose Reyes Ciriaco","issuedDate":"2025-08-08","latestIssueDate":"2026-07-06","closureDate":null,"expirationDate":"2027-08-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["1 open L&I violation","$138 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2024-000424 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"1 open L&I violation","finding":"7 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Nov 19, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$137.58 was recorded in the City’s 2022-06 delinquency snapshot for 2013–2015.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 7, 2025.","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":"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/"}]}