{"asOf":"2026-07-25T23:53:01.543Z","block":"2400-2499 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-spruce-st","address":"2417 SPRUCE ST","parcelNumber":"881547000","source":"https://property.phila.gov/?p=881547000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"COUZZIN'S 3 LLC","coOwner":null,"marketValue":1060100,"landAssessment":212000,"improvementAssessment":848100,"livableArea":3037,"yearBuilt":1850,"lastSale":{"price":1525000,"date":"2014-07-07T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.949161389067314,"lng":-75.18058932573943,"geom":{"type":"Polygon","coordinates":[[[-75.180527502,39.949293589],[-75.180587053,39.949019274],[-75.180651075,39.949027689],[-75.180592848,39.949302468],[-75.180527502,39.949293589]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-011350","type":"Fire Alarm Certification","inspectionDate":"2023-03-03","result":"Certified","expirationDate":"2024-03-03","buildingId":"1390297"},{"number":"BC-2024-018187","type":"Fire Alarm Certification","inspectionDate":"2024-03-26","result":"Certified","expirationDate":"2025-03-26","buildingId":"1390297"},{"number":"BC-2024-018188","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-03-26","result":"Certified","expirationDate":"2025-03-26","buildingId":"1390297"},{"number":"BC-2025-020020","type":"Fire Alarm Certification","inspectionDate":"2025-03-31","result":"Certified","expirationDate":"2026-03-31","buildingId":"1390297"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1890,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 554, GWYNEDD VALLEY PA, 19437","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1077500,"taxable":314140,"land":121843,"improvement":955657,"taxableLand":121843,"taxableImprovement":192297,"exemptLand":0,"exemptImprovement":763360},{"y":2017,"v":1077500,"taxable":314140,"land":121843,"improvement":955657,"taxableLand":121843,"taxableImprovement":192297,"exemptLand":0,"exemptImprovement":763360},{"y":2018,"v":1109200,"taxable":1109200,"land":110920,"improvement":998280,"taxableLand":110920,"taxableImprovement":998280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1142400,"taxable":1142400,"land":114240,"improvement":1028160,"taxableLand":114240,"taxableImprovement":1028160,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1150900,"taxable":1150900,"land":115090,"improvement":1035810,"taxableLand":115090,"taxableImprovement":1035810,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1150900,"taxable":1150900,"land":115090,"improvement":1035810,"taxableLand":115090,"taxableImprovement":1035810,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1150900,"taxable":1150900,"land":115090,"improvement":1035810,"taxableLand":115090,"taxableImprovement":1035810,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1150900,"taxable":1150900,"land":172635,"improvement":978265,"taxableLand":172635,"taxableImprovement":978265,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1150900,"taxable":1150900,"land":172635,"improvement":978265,"taxableLand":172635,"taxableImprovement":978265,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1150900,"taxable":1150900,"land":172635,"improvement":978265,"taxableLand":172635,"taxableImprovement":978265,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1150900,"taxable":1150900,"land":172635,"improvement":978265,"taxableLand":172635,"taxableImprovement":978265,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1060100,"taxable":1060100,"land":212000,"improvement":848100,"taxableLand":212000,"taxableImprovement":848100,"exemptLand":0,"exemptImprovement":0}],"taxNow":16110,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"84890","date":"2007-06-21","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-01-11","scope":"INTERIOR DEMO OF NON-BEARING WALLS 1ST FLOOR LEVEL AND STAIRWELL. MR. TORI IS NEW OWNER HAS COPY OF SETTLEMENT SHEET. NO EXTERIOR CHANGES TO WINDOWS & DOORS OR EXTERIOR DEMOLITION"},{"number":"99645","date":"2007-09-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-02","scope":"RENOVATIONS AS PER PLANS"},{"number":"105279","date":"2007-10-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-04-02","scope":"INSTALL ONE 90% GAS-FIRED FURNACE WITH A/C FOR ON FIRST FLOOR WITH RELATED DUCTWORK; INSTALL TWO NEW FULL HEAT PUMP AND BACK UP SYSTEMS WITH RELATED DUCTWORK ON 2ND FL; INSTALL 2 NEW PACKAGED A/C AND HEAT PUMP SYSTEMS WITH COMPLETE ROOF CURBS AND RELATED DUCTWORK."},{"number":"113146","date":"2007-12-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-29","scope":"INSTALL SOIL, WASTE AND WATER INSIDE BUILDING AND CONNECT FIXTURES FOR SIX (6) BATHROOMS, 5 KITCHENS, AND 5 WASHERS. (6 TOILETS, 6 LAV'S, 6 BATH TUBS, 5 KITCHEN SINKS, 5 WASHERS"},{"number":"122612","date":"2008-02-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-28","scope":"INSTALLING NEW RISER CABLES AND PANELS FOR EACH APARTMENT AND COMPLETE REWIRE WITH PHONE AND CABLE TV. INSTALLING COMMON AREA FIRE ALARM WITH HORN/STROBE IN ECH APARTMENT, AS PER NFPA-72 & 2005 NEC (CC DIST)"}],"storyTag":"Renovated & sold on","storyDelta":0.69,"timeline":[{"y":2007,"k":"sale","p":900000},{"y":2007,"k":"permit","w":"Demolition"},{"y":2007,"k":"permit","w":"Major alteration"},{"y":2007,"k":"permit","w":"Mechanical"},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2014,"k":"sale","p":1525000}],"rented":true,"licenses":[{"number":"215107","type":"Rental","status":"Inactive","businessName":"HERBERT D GEDRICH","legalName":"HERBERT D GEDRICH","address":"2417 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-08-15","latestIssueDate":"2007-02-15","expirationDate":"2008-02-29","inactiveDate":"2007-06-21"},{"number":"414498","type":"Rental","status":"Closed","businessName":"JONATHAN TORI","legalName":"JONATHAN TORI","address":"2417 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2007-06-21","latestIssueDate":"2014-02-08","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"652374","type":"Rental","status":"Active","businessName":"COUZZIN'S 3, LLC","legalName":"COUZZIN'S 3, LLC","address":"2417 SPRUCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2015-01-15","latestIssueDate":"2026-03-31","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"652374","type":"Rental","businessName":"COUZZIN'S 3, LLC","legalName":"COUZZIN'S 3, LLC","issuedDate":"2015-01-15","latestIssueDate":"2026-03-31","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"414498","type":"Rental","businessName":"JONATHAN TORI","legalName":"JONATHAN TORI","issuedDate":"2007-06-21","latestIssueDate":"2014-02-08","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"215107","type":"Rental","businessName":"HERBERT D GEDRICH","legalName":"HERBERT D GEDRICH","issuedDate":"2004-08-15","latestIssueDate":"2007-02-15","closureDate":"2007-06-21","expirationDate":"2008-02-29","inactiveDate":"2007-06-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":5,"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 31, 2026; Emergency and Standby Power Systems Certification: Certified through Mar 26, 2025","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 (PO BOX 554, GWYNEDD VALLEY PA, 19437).","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 1850 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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/"}]}