{"asOf":"2026-07-23T19:04:09.158Z","block":"2400-2499 CLIFFORD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-clifford-st","address":"2416 CLIFFORD ST","parcelNumber":"881505802","source":"https://property.phila.gov/?p=881505802","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"804","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"RAMY HOMES CO","coOwner":null,"marketValue":884000,"landAssessment":88400,"improvementAssessment":795600,"livableArea":10796,"yearBuilt":2021,"lastSale":{"price":225000,"date":"2020-05-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-038168","date":"2020-09-25","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-038169","date":"2020-09-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-11","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-067115","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-25","completedDate":"2021-02-03","violations":[{"number":"VI-2020-038168","date":"2020-09-25","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-038169","date":"2020-09-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-11","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-067115","date":"2020-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-067115","date":"2021-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-067115","date":"2021-02-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981262627618385,"lng":-75.17456767607673,"geom":{"type":"Polygon","coordinates":[[[-75.174490567,39.981364532],[-75.174535103,39.981146608],[-75.174645133,39.981161538],[-75.174599992,39.981378288],[-75.174490567,39.981364532]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":4,"lotArea":2480,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"50 HOLLOW DRIVE, MALVERN PA, 19355","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":156800,"taxable":156800,"land":156800,"improvement":0,"taxableLand":156800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":314500,"taxable":78620,"land":78620,"improvement":235880,"taxableLand":78620,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":235880},{"y":2023,"v":786200,"taxable":78620,"land":78620,"improvement":707580,"taxableLand":78620,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":707580},{"y":2024,"v":786200,"taxable":78620,"land":78620,"improvement":707580,"taxableLand":78620,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":707580},{"y":2025,"v":707600,"taxable":70760,"land":70760,"improvement":636840,"taxableLand":70760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":636840},{"y":2026,"v":707600,"taxable":70760,"land":70760,"improvement":636840,"taxableLand":70760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":636840},{"y":2027,"v":884000,"taxable":88400,"land":88400,"improvement":795600,"taxableLand":88400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":795600}],"taxNow":990,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-013630","date":"2021-08-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-14","scope":"INSTALL 6 HOT WATER HEATERS, 6 KITCHEN SINKS, 6 LAUNDRY SINKS, 6 HUD DRAINS, 18 LAVATORIES, 18 WATER CLOSETS, 18 SHOWER/TUBS, 1 SUMP PUMP, 1 BACKFLOW PREVENTER AND 2 SEWER EJECTOR PUMPS ACCORDING TO THE 2018 PPC."},{"number":"ZP-2024-008069","date":"2024-08-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"935318","type":"Rental","status":"Active","businessName":"Ramy Homes Co (Ramy Homes)","legalName":"Ramy Homes Co","address":"2416 CLIFFORD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-10-10","latestIssueDate":"2025-08-29","expirationDate":"2026-10-09","inactiveDate":null},{"number":"0972412","type":"Limited Lodging Operator","status":"Inactive","businessName":"Diamond Shuler (Luxuryrentalhomesbydk)","legalName":"Diamond Shuler","address":"2416 CLIFFORD ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2025-02-26","latestIssueDate":"2025-02-26","expirationDate":"2026-02-25","inactiveDate":"2026-04-25"}],"licenseActivity":[{"number":"0972412","type":"Limited Lodging Operator","businessName":"Diamond Shuler (Luxuryrentalhomesbydk)","legalName":"Diamond Shuler","issuedDate":"2025-02-26","latestIssueDate":"2025-02-26","closureDate":"2026-04-25","expirationDate":"2026-02-25","inactiveDate":"2026-04-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"935318","type":"Rental","businessName":"Ramy Homes Co (Ramy Homes)","legalName":"Ramy Homes Co","issuedDate":"2023-10-10","latestIssueDate":"2025-08-29","closureDate":null,"expirationDate":"2026-10-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":6,"signals":[],"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 (50 HOLLOW DRIVE, MALVERN PA, 19355).","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 3, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #0972412: Inactive since Apr 25, 2026","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":"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/"}]}