{"asOf":"2026-07-29T11:27:55.110Z","block":"2500-2599 N HOWARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-n-howard-st","address":"2513 N HOWARD ST","parcelNumber":"881000116","source":"https://property.phila.gov/?p=881000116","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"2513-15 N HOWARD ST LLC","coOwner":null,"marketValue":1192100,"landAssessment":119200,"improvementAssessment":1072900,"livableArea":13608,"yearBuilt":2021,"lastSale":{"price":1,"date":"2021-07-28T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98838170345822,"lng":-75.1322304055186,"geom":{"type":"Polygon","coordinates":[[[-75.13204937,39.988308756],[-75.132432067,39.988357094],[-75.132411637,39.988454659],[-75.132028553,39.988406271],[-75.13204937,39.988308756]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-009270","type":"Sprinkler Certification","inspectionDate":"2025-03-27","result":"Certified","expirationDate":"2026-03-27","buildingId":"1551114"},{"number":"BC-2026-009337","type":"Sprinkler Certification","inspectionDate":"2026-03-20","result":"Certified","expirationDate":"2027-03-20","buildingId":"1551114"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":36,"zoning":"RSA5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"417 CHERRY HILL BLVD, CHERRY HILL NJ, 08002","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":172400,"taxable":126220,"land":126220,"improvement":46180,"taxableLand":126220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":46180},{"y":2023,"v":1262200,"taxable":126220,"land":126220,"improvement":1135980,"taxableLand":126220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1135980},{"y":2024,"v":1262200,"taxable":126220,"land":126220,"improvement":1135980,"taxableLand":126220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1135980},{"y":2025,"v":1135900,"taxable":113590,"land":113590,"improvement":1022310,"taxableLand":113590,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1022310},{"y":2026,"v":1135900,"taxable":113590,"land":113590,"improvement":1022310,"taxableLand":113590,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1022310},{"y":2027,"v":1192100,"taxable":119200,"land":119200,"improvement":1072900,"taxableLand":119200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1072900}],"taxNow":1590,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-005559","date":"2021-06-29","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A LOT ADJUSTMENT TO CREATE ONE (1) LOT (PROPOSED PARCEL \"A\") FROM TWO (2) EXISTING LOTS (2513 N HOWARD ST & 2515 N HOWARD ST). SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"ZP-2021-007640","date":"2021-07-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-04-12","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH THREE (3) ROOF DECKS AND ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"CP-2021-004397","date":"2021-08-17","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-12","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURES AS PER APPROVED PLANS. FOR USE AS NINE (9) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 MINIMUM (DUE TO EXTERIOR WALL OPENINGS). **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC**"},{"number":"MP-2021-008971","date":"2022-01-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-29","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM TO INCLUDE APPLIANCES, REGISTERS / DIFFUSERS / GRILLES, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-004397 FOR ASSOCIATED BUILDING PERMIT."},{"number":"FP-2022-000192","date":"2022-02-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-12","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13 WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"PP-2022-004306","date":"2022-03-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-04","scope":"install 5\" curb trap, fresh air inlet, 4\" vent, 4\" house drain, 1 1/2\" water service."},{"number":"PP-2022-003153","date":"2022-05-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-29","scope":"Install drain and water from basement to each fixture in the basement 9 kitchen sinks, 11 water closets, 11 tub/shower, 11 lavatories, 9 washing box, 9 water heaters"},{"number":"EP-2022-000911","date":"2022-05-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-29","scope":"Install new 800 AMP single phase incoming service, wiring of 9 apartments .Em./Exit lighting,110v interconnected smoke alarms Install complete New fire alarm system with low frequency sound in all sleeping areas(living rms and bedrooms).ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":0.57,"timeline":[{"y":2021,"k":"sale","p":140000},{"y":2021,"k":"sale","p":220000},{"y":2021,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"922868","type":"Rental","status":"Active","businessName":"2513-15 N Howard St, LLC","legalName":"2513-15 N Howard St, LLC","address":"2513 N HOWARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2023-05-04","latestIssueDate":"2026-03-20","expirationDate":"2027-05-03","inactiveDate":null}],"licenseActivity":[{"number":"922868","type":"Rental","businessName":"2513-15 N Howard St, LLC","legalName":"2513-15 N Howard St, LLC","issuedDate":"2023-05-04","latestIssueDate":"2026-03-20","closureDate":null,"expirationDate":"2027-05-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":9,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022"],"caveat":"This does not show that the property is listed or that a sale 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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (417 CHERRY HILL BLVD, CHERRY HILL NJ, 08002).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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.","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":"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 apartments. 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 Mar 20, 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/"}]}