{"asOf":"2026-07-29T02:38:09.234Z","block":"2300-2399 N 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-15th-st","address":"2317 N 15TH ST","parcelNumber":"881000848","source":"https://property.phila.gov/?p=881000848","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"804","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Industrial building","owner":"WATER SQUARE CAPITAL GROUP LLC","coOwner":null,"marketValue":1107400,"landAssessment":110700,"improvementAssessment":996700,"livableArea":9088,"yearBuilt":1950,"lastSale":{"price":915000,"date":"2021-02-25T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98854463159821,"lng":-75.1571975468355,"geom":null,"liDistrict":"NORTH","certifications":[{"number":"BC-2025-008894","type":"Fire Alarm Certification","inspectionDate":"2025-04-03","result":"Certified","expirationDate":"2026-04-03","buildingId":"1043350"},{"number":"BC-2026-017977","type":"Sprinkler Certification","inspectionDate":"2026-06-19","result":"Certified","expirationDate":"2027-06-19","buildingId":"1043350"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":4,"lotArea":3054,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"3412 MOORE LA, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (SEVEN (7) DWELLING UNITS) WITH CREATION OF TWO (2) ACCESSORY PARKING SPACES ACCESSED BY A FRONT STREET. SIZE AND LOCATION AS SHOWN IN THE APPLICATION","status":"Completed","outcome":"Granted with conditions","date":"2022-03-01","number":"ZP-2021-004717","relatedPermit":"ZP-2021-004717"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":750000,"taxable":750000,"land":75000,"improvement":675000,"taxableLand":75000,"taxableImprovement":675000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":750000,"taxable":750000,"land":75000,"improvement":675000,"taxableLand":75000,"taxableImprovement":675000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1107400,"taxable":1107400,"land":110700,"improvement":996700,"taxableLand":110700,"taxableImprovement":996700,"exemptLand":0,"exemptImprovement":0}],"taxNow":10499,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-000545","date":"2022-02-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2021-004717","date":"2022-02-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-003071","date":"2023-02-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-03","scope":"FOR CHANGE OF OCCUPANCY TO R-2 (SEVEN (7) DWELLING UNITS) AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES, DOORS, AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. AMENDMENT 4/22/25 TO CHANGE SPECIAL INSPECTION AGENCY AND DPRC-SI."},{"number":"MP-2023-000178","date":"2023-04-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-10","scope":"Mechanical / Fuel Gas Permit for combo CP-2022-003071"},{"number":"PP-2023-000561","date":"2023-05-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-01","scope":"Plumbing Permit (Water Distribution) for combo CP-2022-003071"},{"number":"PP-2023-000562","date":"2023-05-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-01","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2022-003071"},{"number":"PP-2023-000563","date":"2023-05-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-03","scope":"Plumbing Permit (Interior) for combo CP-2022-003071"},{"number":"EP-2023-000306","date":"2023-09-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-05","scope":"Electrical Permit for combo CP-2022-003071"},{"number":"FP-2023-001270","date":"2024-01-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-08","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"New construction","storyDelta":2.32,"timeline":[{"y":2007,"k":"sale","p":276000},{"y":2021,"k":"sale","p":915000},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"285587","type":"Hazardous Materials","status":"Inactive","businessName":"PHILA HYDRAULIC SHOCK","legalName":"PHILA HYDRAULIC SHOCK","address":"2317 N 15TH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2004-12-30","latestIssueDate":"2004-12-30","expirationDate":"2005-12-30","inactiveDate":null},{"number":"1006690","type":"Rental","status":"Active","businessName":"Water square Capital Group","legalName":"Water square Capital Group","address":"2317 N 15TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2026-05-05","latestIssueDate":"2026-05-05","expirationDate":"2027-05-04","inactiveDate":null}],"licenseActivity":[{"number":"1006690","type":"Rental","businessName":"Water square Capital Group","legalName":"Water square Capital Group","issuedDate":"2026-05-05","latestIssueDate":"2026-05-05","closureDate":null,"expirationDate":"2027-05-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"285587","type":"Hazardous Materials","businessName":"PHILA HYDRAULIC SHOCK","legalName":"PHILA HYDRAULIC SHOCK","issuedDate":"2004-12-30","latestIssueDate":"2004-12-30","closureDate":"2005-12-30","expirationDate":"2005-12-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":7,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 9 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022, 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 48% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $750,000 to $1,107,400","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":"Appeal #ZP-2021-004717: Completed · Granted with conditions; related permit ZP-2021-004717.","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 Apr 3, 2026; Sprinkler Certification: Certified through Jun 19, 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":"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 (3412 MOORE LA, 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1950 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #285587: Inactive","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":"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/"}],"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/"}]}