{"asOf":"2026-07-24T13:18:03.407Z","block":"2300-2399 N 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-9th-st","address":"2326-28 N 9TH ST","parcelNumber":"881000829","source":"https://property.phila.gov/?p=881000829","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":"HARMONY INVESTMENT GROUP LLC","coOwner":null,"marketValue":1876500,"landAssessment":187600,"improvementAssessment":1688900,"livableArea":15112,"yearBuilt":2023,"lastSale":{"price":295000,"date":"2021-02-23T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-085779","date":"2023-11-01","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-11-01","resolution":"WARNING ISSUED"},{"number":"VI-2023-087822","date":"2023-11-08","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-11-08","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-114097","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-01","completedDate":"2023-11-02","violations":[{"number":"VI-2023-085779","date":"2023-11-01","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-11-01","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-116440","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-11-08","completedDate":null,"violations":[{"number":"VI-2023-087822","date":"2023-11-08","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-11-08","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-114097","date":"2023-11-01","type":null,"status":null},{"caseNumber":"CF-2023-116440","date":"2023-11-08","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.987659281444536,"lng":-75.14751023690674,"geom":{"type":"Polygon","coordinates":[[[-75.147329416,39.987612375],[-75.147539736,39.987639648],[-75.147559922,39.987547658],[-75.147667973,39.987560779],[-75.147627119,39.98774586],[-75.147310302,39.987705389],[-75.147329416,39.987612375]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":4,"lotArea":4245,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"65 BUCK RD UNIT A, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PARTIAL CELLAR WITH ROOF ACCESS STRUCTURE FOR ROOF MAINTENANCE PURPOSE ONLY (NO ROOF DECK). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS.","status":"Completed","outcome":"Granted with conditions","date":"2021-12-30","number":"ZP-2021-005754","relatedPermit":"ZP-2021-005754"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1858300,"taxable":283362,"land":185800,"improvement":1672500,"taxableLand":185800,"taxableImprovement":97562,"exemptLand":0,"exemptImprovement":1574938},{"y":2026,"v":1858300,"taxable":450612,"land":185800,"improvement":1672500,"taxableLand":185800,"taxableImprovement":264812,"exemptLand":0,"exemptImprovement":1407688},{"y":2027,"v":1876500,"taxable":623899,"land":187600,"improvement":1688900,"taxableLand":187600,"taxableImprovement":436299,"exemptLand":0,"exemptImprovement":1252601}],"taxNow":6308,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-005754","date":"2021-12-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-05-24","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PARTIAL CELLAR WITH ROOF ACCESS STRUCTURE FOR ROOF MAINTENANCE PURPOSE ONLY (NO ROOF DECK). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"CP-2022-001972","date":"2022-12-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-24","scope":"FOR THE ERECTION OF A FOUR STORY ATTACHED STRUCTURE WITH PARTIAL CELLAR WITH ROOF ACCESS STRUCTURE FOR ROOF MAINTENANCE PURPOSE ONLY (NO ROOF DECK). STRUCTUR FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING THIRTEEN (13) DWELLING UNITS AND SIX (6) OFF STREET ACCESSORY CLASS 1A BICYCLE PARKING SPACES ON ACCESSIBLE ROUTES AND FOUR (4) ACCESSORY INTERIOR PARKING SPACES (INCLUDING 1 ADA SPACE) ACCESS FROM REAR ARIZONA STREET. BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE PROVIDED IN THE EXIT STAIRWAYS PER NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 11 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC.**. FIRE WATCH IS REQUIRED ONCE COMBUSTIBLE CONSTRUCTION IS OVER 40 FEET IN HEIGHT, A SITE SAFETY PLAN SHALL BE SUBMITED TO BUILDING INSPECTOR PRIOR TO THE START OF ANY CONSTRUCTION.*** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-006206","date":"2023-07-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-24","scope":"INSTALL 13 KITCHEN SINKS, 22 WATER CLOSETS, 22 LAVATORIES, 22 SHOWER/TUBS, 3 FLOOR DRAINS, 2 AREA DRAINS, 13 WASHING MACHINE BOXES, 2 BACKWATER VALVES, 13 HUB DRAINS, 1 BACKFLOW PREVENTER, 2 WATER HTRANTS, 2 ROOF DRAINS, 13 HOT WATER HEATERS AND 1 TRENCH DRAIN ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2023-001326","date":"2023-08-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-05-11","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT A FOUR (4) STORY MULTI-FAMILY BUILDING TO INCLUDE A FOUR (4) INCH FIRE SERVICE LINE AND A FOUR (4) INCH BACKFLOW PREVENTER. STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-001972 FOR ASSOCIATED BUILDING PERMIT."},{"number":"MP-2023-003171","date":"2023-08-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-05-23","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2023-004334","date":"2023-08-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-18","scope":"INSTALL A 1200 AMP 120/240V 1 PHASE SERVICE, (14) GANG METER BANK, (13) 125 AMP PANELS & FEEDERS, (1) 150 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, GARAGE, & (13) DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, HEAT TRACE, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT. INSTALL A TOXALERT SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2023-011084","date":"2023-08-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-12","scope":"1-1/2 inch domestic water 6 inch storm and curb trap 6 inch SAN and curb trap 2 FAI"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"land","p":295000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"0955280","type":"Rental","status":"Active","businessName":"Harmony Investment Group LLC","legalName":"Harmony Investment Group LLC","address":"2326-28 N 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":13,"issuedDate":"2024-07-01","latestIssueDate":"2026-06-18","expirationDate":"2027-06-30","inactiveDate":null}],"licenseActivity":[{"number":"0955280","type":"Rental","businessName":"Harmony Investment Group LLC","legalName":"Harmony Investment Group LLC","issuedDate":"2024-07-01","latestIssueDate":"2026-06-18","closureDate":null,"expirationDate":"2027-06-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":13,"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":["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":"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 (65 BUCK RD UNIT A, HUNTINGDON VALLEY PA, 19006).","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":"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":"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 2 cases.","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/"}]}