{"asOf":"2026-07-24T02:18:12.403Z","block":"2400-2499 W MONTGOMERY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-w-montgomery-ave","address":"2400 W MONTGOMERY AVE","parcelNumber":"881000491","source":"https://property.phila.gov/?p=881000491","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":"VP 2400 MONTGOMERY LLC","coOwner":null,"marketValue":957000,"landAssessment":95700,"improvementAssessment":861300,"livableArea":5688,"yearBuilt":2024,"lastSale":null,"openViolations":0,"violations":[{"number":"VI-2021-076900","date":"2021-11-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-076901","date":"2021-11-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-12-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-106712","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-02","completedDate":"2021-12-31","violations":[{"number":"VI-2021-076900","date":"2021-11-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-076901","date":"2021-11-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-12-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-106712","date":"2021-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-106712","date":"2021-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-106712","date":"2021-12-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98217151962992,"lng":-75.17393120278703,"geom":{"type":"Polygon","coordinates":[[[-75.17384856,39.982247623],[-75.173891426,39.982063289],[-75.173963094,39.982073667],[-75.173953492,39.9821103],[-75.174015158,39.982119745],[-75.173983414,39.982265013],[-75.17384856,39.982247623]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":2288,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) Application for:\nFOR THE RELOCATION OF LOT LINES TO CONSOLIDATE TWO (2) LOTS (2400 W MONTGOMERY AVE AND 2402 W \nMONTGOMERY AVE) INTO ONE (1) LOT (PREMISES C). SIZE AND LOCATION AS SHOWN ON PLANS. FOR THE ERECTION OF \nAN ATTACHED ST","status":"Completed","outcome":"Granted with conditions","date":"2023-03-03","number":"ZP-2022-006674","relatedPermit":"ZP-2022-006674"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":629700,"taxable":347800,"land":65900,"improvement":563800,"taxableLand":65900,"taxableImprovement":281900,"exemptLand":0,"exemptImprovement":281900},{"y":2026,"v":659400,"taxable":95575,"land":65900,"improvement":593500,"taxableLand":65900,"taxableImprovement":29675,"exemptLand":0,"exemptImprovement":563825},{"y":2027,"v":957000,"taxable":224895,"land":95700,"improvement":861300,"taxableLand":95700,"taxableImprovement":129195,"exemptLand":0,"exemptImprovement":732105}],"taxNow":1338,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2023-005528","date":"2023-02-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-02-24","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK WITH A ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. AMENDMENT (9/1/2023) TO REMOVE THE ROOF DECK. ROOF ACCESS STRUCTURE FOR ROOF MAINTENACE ONLY. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2022-006674","date":"2023-02-22","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CONSOLIDATE TWO (2) LOTS (2400 W MONTGOMERY AVE AND 2402 W MONTGOMERY AVE) INTO ONE (1) LOT (PREMISES C). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2023-003065","date":"2023-11-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-24","scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING WITH ROOF ACCESS STRUCTURE (FOR MAINTENANCE ACCESS ONLY; NO ROOF DECK) FOR USE AS EIGHT (8) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 4/7/24 AMEND NEW CONSTRUCTION PERMIT CP-2023-003065 TO REDUCE WINDOW OPENING SIZE AND SPRINKLER SYSTEM TO NFPA 13R AS PER APPROVED PLANS."},{"number":"EP-2023-010680","date":"2023-11-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-20","scope":"AMENDMENT: Upgrade service from 600 amps to 800 amps as per 2017 NEC. Install 600 amp service and grounding, (1) 100 amp panel, (1) 150 amp panel, (7) 125 amp panels, lighting, receptacles, smoke alarms, HVAC wiring, telecommunications wiring, as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"MP-2023-004838","date":"2024-03-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-24","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-003065"},{"number":"FP-2024-000375","date":"2024-04-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-24","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE, 2.5-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13R."},{"number":"PP-2023-015139","date":"2024-05-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-12","scope":"Plumbing Permit (Water Distribution) for combo CP-2023-003065"},{"number":"PP-2023-015140","date":"2024-05-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-12","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2023-003065"},{"number":"PP-2023-015141","date":"2024-05-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-24","scope":"Plumbing Permit (Interior) for combo CP-2023-003065"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"land","p":90000},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"443253","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ARTHUR MICKENS","legalName":"ARTHUR MICKENS","address":"2400 W MONTGOMERY AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-04-28","latestIssueDate":"2008-04-28","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"0985591","type":"Rental","status":"Active","businessName":"VP 2400 W Montgomery LLC","legalName":"VP 2400 W Montgomery LLC","address":"2400 W MONTGOMERY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2025-08-05","latestIssueDate":"2026-06-22","expirationDate":"2027-08-04","inactiveDate":null}],"licenseActivity":[{"number":"0985591","type":"Rental","businessName":"VP 2400 W Montgomery LLC","legalName":"VP 2400 W Montgomery LLC","issuedDate":"2025-08-05","latestIssueDate":"2026-06-22","closureDate":null,"expirationDate":"2027-08-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"443253","type":"Vacant Residential Property / Lot","businessName":"ARTHUR MICKENS","legalName":"ARTHUR MICKENS","issuedDate":"2008-04-28","latestIssueDate":"2008-04-28","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":8,"signals":[{"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":["9 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 45% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $659,400 to $957,000","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 31, 2021.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #443253: Inactive since Dec 22, 2012","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":"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 2 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/"}]}