{"asOf":"2026-07-26T11:51:21.871Z","block":"2100-2199 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-germantown-ave","address":"2105-09 GERMANTOWN AVE","parcelNumber":"881001070","source":"https://property.phila.gov/?p=881001070","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"804","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"GERMANTOWN LOFTS LLC","coOwner":null,"marketValue":4119400,"landAssessment":411900,"improvementAssessment":3707500,"livableArea":27503,"yearBuilt":2023,"lastSale":{"price":575000,"date":"2020-10-14T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.983334233947595,"lng":-75.14368265246927,"geom":{"type":"Polygon","coordinates":[[[-75.1439054,39.983242223],[-75.143919989,39.983401272],[-75.143459904,39.983426244],[-75.143445316,39.983267196],[-75.1439054,39.983242223]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-022806","type":"Sprinkler Certification","inspectionDate":"2024-08-07","result":"Certified","expirationDate":"2025-08-07","buildingId":"3000574"},{"number":"BC-2025-024513","type":"Sprinkler Certification","inspectionDate":"2025-08-04","result":"Certified","expirationDate":"2026-08-04","buildingId":"3000574"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":4,"lotArea":7726,"zoning":"IRMX","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"380 RED LION ROAD SUITE 212, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":2638700,"taxable":263900,"land":263900,"improvement":2374800,"taxableLand":263900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2374800},{"y":2025,"v":2638700,"taxable":263900,"land":263900,"improvement":2374800,"taxableLand":263900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2374800},{"y":2026,"v":2638700,"taxable":263900,"land":263900,"improvement":2374800,"taxableLand":263900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2374800},{"y":2027,"v":4119400,"taxable":411900,"land":411900,"improvement":3707500,"taxableLand":411900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3707500}],"taxNow":3694,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-005247","date":"2020-10-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-06-20","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH THREE ROOF DECKS AND TWO ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLANS. AMENDMENT 3/10/2021: MODIFACTION TO PLANS AND FOR PERMIT LANGUAGE TO READ, \"FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND THREE BALCONIES. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2021-001671","date":"2021-03-02","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"PP-2022-010340","date":"2022-07-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-06-20","scope":"INSTALL MD, CT, FAI, & 3\" WDP"},{"number":"PP-2023-004619","date":"2023-04-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-03","scope":"Supply and install new 1 ½” Domestic water line main to BLDG (W-1 Fairhill St) Supply (2) new 2” meter (INSTALLED BY PWD) Supply (1) new 1 ½” meter (INSTALLED BY PWD) Supply and install (1) new 2” Domestic water line main to BLDG (W-2 Germantown Ave) Supply and install (1) new 8” Storm sewer line main to curb (S-2 Fairhill St) Supply and install (1) new 8” Sanitary sewer line main to BLDG (S-1 Germantown Ave) Supply and install new 6” Sanitary sewer line main to BLDG (S-3 Fairhill St) Supply and install new 8” curb trap Supply and install new 6” curb trap Supply and install new 6” fresh air inlets Supply and install new 4” fresh air inlet"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Full Demolition"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"422923","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOHN PEREZ","legalName":"JOHN PEREZ","address":"2105-09 GERMANTOWN AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-09-07","latestIssueDate":"2010-02-17","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"422923","type":"Vacant Residential Property / Lot","businessName":"JOHN PEREZ","legalName":"JOHN PEREZ","issuedDate":"2007-09-07","latestIssueDate":"2010-02-17","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 56% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,638,700 to $4,119,400","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":"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2022-010340 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #422923: 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Aug 4, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}