{"asOf":"2026-07-28T08:16:21.287Z","block":"2500-2599 HOPE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-hope-st","address":"2517 HOPE ST","parcelNumber":"881000215","source":"https://property.phila.gov/?p=881000215","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":"GOLDEN RULE LLC","coOwner":null,"marketValue":757600,"landAssessment":75700,"improvementAssessment":681900,"livableArea":6076,"yearBuilt":2022,"lastSale":{"price":1,"date":"2022-11-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-006891","date":"2023-02-01","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2024-06-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006890","date":"2023-02-01","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-05-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-006889","date":"2023-02-01","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2024-10-04","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-008733","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-02-01","completedDate":null,"violations":[{"number":"VI-2023-006891","date":"2023-02-01","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2024-06-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006890","date":"2023-02-01","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-05-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-006889","date":"2023-02-01","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2024-10-04","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-008733","date":"2023-02-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008733","date":"2023-06-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008733","date":"2024-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008733","date":"2024-10-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.988285075965784,"lng":-75.13188690210218,"geom":{"type":"Polygon","coordinates":[[[-75.131830011,39.988209664],[-75.131971717,39.988228194],[-75.131944187,39.988360669],[-75.131801772,39.988341462],[-75.131830011,39.988209664]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-012531","type":"Fire Alarm Certification","inspectionDate":"2023-09-12","result":"Certified","expirationDate":"2024-09-12","buildingId":"3000330"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":4,"lotArea":2030,"zoning":"RSA5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"144 BUCKWALTER RD, ROYERSFORD PA, 19468","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":973600,"taxable":97360,"land":97360,"improvement":876240,"taxableLand":97360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":876240},{"y":2025,"v":973600,"taxable":97360,"land":97360,"improvement":876240,"taxableLand":97360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":876240},{"y":2026,"v":973600,"taxable":97360,"land":97360,"improvement":876240,"taxableLand":97360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":876240},{"y":2027,"v":757600,"taxable":75700,"land":75700,"improvement":681900,"taxableLand":75700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":681900}],"taxNow":1363,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-001154","date":"2020-06-10","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM FOUR (4) EXISTING LOTS. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION."},{"number":"ZP-2020-002362","date":"2020-06-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"CP-2020-002621","date":"2020-09-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-03-11","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE OF TYPE VA CONSTRUCTION WITH A CELLAR AND A ROOF DECK WITH TWO ROOF ACCESS STRUCTURE AS PER PLANS. FOR FOUR (4) DWELLING UNITS WITH LAYOUT AS SHOWN ON THE PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. Amendment (3/23/2021) This application is to amend the previously approved permit. The owners are removing the elevator for the property. Also, this permit is for a new construction of a 4 story, 5 unit dwelling with basement, roof deck and pilot house. The permit referenced 4 and not 5 units."},{"number":"FP-2021-001820","date":"2021-08-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-03-11","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH 2-INCH FIRE SERVICE LINE & 4-INCH BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MULTI-FAMILY DWELLING. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME INSTALLATION PER NFPA 13/14."},{"number":"MP-2021-005205","date":"2021-09-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-11","scope":"For the installation of a new HVAC system including installation of (1) 40,000 btu 95% gas furnace with 1.5 ton 13 seer ac , (4) 60,000 btu 95% gas furnace with 2 ton 13 seer ac and all required duct work as per plans."},{"number":"EP-2021-009817","date":"2021-09-08","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-04","scope":"Rough-In Permit for EP-2021-009813 Install 400a, 1ph 120/240v main service. install 6 gang meter module. Install all wiring throughout new construction 5 unit apartment building. Install cable tv wiring as per 2017 NEC. Install fire alarm system throughout as per NFPA72"},{"number":"PP-2021-008952","date":"2021-09-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-11","scope":"New construction, interior & exterior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2021-009813","date":"2021-09-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-03","scope":"Install 400a, 1ph 120/240v main service. install 6 gang meter module. Install all wiring throughout new construction with 11oVinterconnected smoke alarms in 5 unit apartment building. Install cable tv wiring . Install complete fire alarm system throughout w/ low frequency sound in all sleeping areas (living rms and bedrooms) ,taper switch, flow switch .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":80000},{"y":2020,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"891551","type":"Rental","status":"Inactive","businessName":"Golden Rule LLC","legalName":"Golden Rule LLC","address":"2517 HOPE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2022-04-07","latestIssueDate":"2022-04-07","expirationDate":"2023-04-06","inactiveDate":"2023-06-05"},{"number":"921050","type":"Rental","status":"Active","businessName":"Golden Rule LLC","legalName":"Golden Rule LLC","address":"2517 HOPE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2023-04-12","latestIssueDate":"2026-03-16","expirationDate":"2027-04-11","inactiveDate":null}],"licenseActivity":[{"number":"921050","type":"Rental","businessName":"Golden Rule LLC","legalName":"Golden Rule LLC","issuedDate":"2022-04-07","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-04-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":5,"signals":[],"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Sep 12, 2024","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":"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 (144 BUCKWALTER RD, ROYERSFORD PA, 19468).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 4, 2024.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","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/"}]}