{"asOf":"2026-07-29T23:07:16.192Z","block":"2300-2399 N FAIRHILL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-fairhill-st","address":"2306 N FAIRHILL ST","parcelNumber":"881001022","source":"https://property.phila.gov/?p=881001022","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":"REAL ESTATE FIRST INC","coOwner":null,"marketValue":785200,"landAssessment":78500,"improvementAssessment":706700,"livableArea":6488,"yearBuilt":2025,"lastSale":{"price":1,"date":"2024-12-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-021498","date":"2022-03-31","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-04-20","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-04-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-069870","date":"2022-09-15","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - 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LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-06-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=859717358&hash=0A68FC193005D919F4AF467BA179234C34F74559F6AB4026CAC53665798E6435"}],"violationCases":[{"number":"CF-2022-026778","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-31","completedDate":"2022-04-21","noticeUrl":null,"violations":[{"number":"VI-2022-021498","date":"2022-03-31","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-04-20","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-04-18","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-095176","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-15","completedDate":"2022-12-19","noticeUrl":null,"violations":[{"number":"VI-2022-069870","date":"2022-09-15","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-12-19","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2024-066677","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-06-25","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2024-052205","date":"2024-06-25","code":"10-710","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"SVN ISSUED","resolutionDate":"2024-06-25","resolution":"SVN ISSUED","latestInvestigationDate":"2024-06-25","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2024-066680","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-06-25","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2024-052209","date":"2024-06-25","code":"10-710","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"SVN ISSUED","resolutionDate":"2024-06-25","resolution":"SVN ISSUED","latestInvestigationDate":"2024-06-25","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2024-066688","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-06-25","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2024-052210","date":"2024-06-25","code":"10-710","title":"DUMPING OF DEBRIS & SHORT DUMPING","status":"SVN ISSUED","resolutionDate":"2024-06-25","resolution":"SVN ISSUED","latestInvestigationDate":"2024-06-25","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-024199","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-01","completedDate":"2025-06-10","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=859717358&hash=0A68FC193005D919F4AF467BA179234C34F74559F6AB4026CAC53665798E6435","violations":[{"number":"VI-2025-018507","date":"2025-04-01","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2025-06-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-06-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=859717358&hash=0A68FC193005D919F4AF467BA179234C34F74559F6AB4026CAC53665798E6435"}]}],"violYears":[{"y":2022,"n":2,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-026778","date":"2022-03-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-026778","date":"2022-04-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-095176","date":"2022-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-095176","date":"2022-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-066677","date":"2024-06-25","type":null,"status":null},{"caseNumber":"CF-2024-066680","date":"2024-06-25","type":null,"status":null},{"caseNumber":"CF-2024-066688","date":"2024-06-25","type":null,"status":null},{"caseNumber":"CF-2025-024199","date":"2025-04-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-024199","date":"2025-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-024199","date":"2025-06-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":4,"passes":0},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.986476068821695,"lng":-75.14299807411153,"geom":{"type":"Polygon","coordinates":[[[-75.142867776,39.986458708],[-75.14287686,39.986419145],[-75.143136299,39.986453442],[-75.143118408,39.986533571],[-75.142859873,39.98649807],[-75.142867776,39.986458708]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":2137,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1704 SCOTT DR, NEWTOWN PA, 18940","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":55500,"taxable":55500,"land":55500,"improvement":0,"taxableLand":55500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":55500,"taxable":55500,"land":55500,"improvement":0,"taxableLand":55500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":785200,"taxable":785200,"land":78500,"improvement":706700,"taxableLand":78500,"taxableImprovement":706700,"exemptLand":0,"exemptImprovement":0}],"taxNow":777,"familyHeld":true,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-012555","date":"2022-12-22","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-21","scope":"FOR A LOT ADJUSTMENT TO CREATE ONE (1) LOT (PARCEL C) FROM TWO (2) EXISTING LOTS (2306 & 2308 N FAIRHILL ST). SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"ZP-2022-013243","date":"2023-06-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-22","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2022-007289","date":"2023-08-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-22","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE (ACCESS BY 3RD FLOOR UNIT ONLY). STRUCTURE FOR USE AS FIVE (5) DWELLING UNITS. SPRINKLERED THROUGH PER NFPA 13. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"MP-2024-001230","date":"2024-03-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-14","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE 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":"PP-2024-003636","date":"2024-03-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-02","scope":"INSTALL 1 BACKFLOW PREVENTER, 11 LAVATORIES, 10 WATER CLOSETS, 8 SHOWER/TUBS, 5 WASHING MACHINE BOXES, 5 HOT WATER HEATERS, 5 ROOF DRAINS, 5 FLOOR DRAINS, 5 KITCHEN SINKS, 2 EJECTOR SUMP PUMPS AND 1 SUMP PUMP ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2024-000668","date":"2024-05-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-02","scope":"FOR THE INSTALLATION OF AN NFPA 13 SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 950 XLT2BFSS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2024-002144","date":"2024-05-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-29","scope":": INSTALL 400A MAIN SERVICE EQUIPMENT AND SUB FEEDERS INCLUDING METER STACKS FOR 5 APARTAMENTS,LANDLORD PANEL PER SINGLE LINE DIAGRAM E-03,WIRING THROUGHOUT,INSTALL LIGHT FIXTURES,OUTLETS,SWITCHES,SMOKE ALARMS,WIRING FIRE ALARM AND TRIM OUT FIRE ALARM,GROUNDING ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2024-008914","date":"2024-06-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-01","scope":"Installing 1 1/2\" Water Service, 6\" Curb Trap, 6\" Main Drain & 4\" Storm Main Drain"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2022,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"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"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"276204","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOHNNY RIVERA","legalName":"JOHNNY RIVERA","address":"2306 N FAIRHILL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-09-02","latestIssueDate":"2004-09-02","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"0983157","type":"Rental","status":"Active","businessName":"Real Estate First Inc","legalName":"Real Estate First Inc","address":"2306 N FAIRHILL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2025-07-07","latestIssueDate":"2026-07-06","expirationDate":"2027-07-06","inactiveDate":null}],"licenseActivity":[{"number":"0983157","type":"Rental","businessName":"Real Estate First Inc","legalName":"Real Estate First Inc","issuedDate":"2025-07-07","latestIssueDate":"2026-07-06","closureDate":null,"expirationDate":"2027-07-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"276204","type":"Vacant Residential Property / Lot","businessName":"JOHNNY RIVERA","legalName":"JOHNNY RIVERA","issuedDate":"2004-09-02","latestIssueDate":"2004-09-02","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":5,"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":["7 permit events 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 1315% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $55,500 to $785,200","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 history also contains “OCCUPIED W/O TCO OR CO.”","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 (1704 SCOTT DR, NEWTOWN PA, 18940).","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":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 10, 2025.","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 #276204: 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":"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 6 historical violations across 6 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/"}]}