{"asOf":"2026-07-23T21:00:42.342Z","block":"2000-2099 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-locust-st","address":"2046 LOCUST ST","parcelNumber":"881569630","source":"https://property.phila.gov/?p=881569630","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":null,"buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":null,"useLabel":"Apartment building","owner":"MG LOCUSTS ASSOC LP","coOwner":null,"marketValue":1071400,"landAssessment":214200,"improvementAssessment":857200,"livableArea":4480,"yearBuilt":1910,"lastSale":{"price":850000,"date":"2010-08-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"1878794","date":"2010-11-04","code":"PM-302.2/1","title":"EXT 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REQ","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"269674","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-03-17","completedDate":"2011-09-01","violations":[{"number":"2063624","date":"2011-03-17","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2011,"n":2,"worst":null}],"investigations":[{"caseNumber":"257787","date":"2010-11-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"257787","date":"2010-12-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"264133","date":"2011-01-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"264133","date":"2011-01-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"269674","date":"2011-03-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269674","date":"2011-04-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269674","date":"2011-05-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269674","date":"2011-05-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"269674","date":"2011-09-01","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":1},{"y":2011,"fails":4,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94940031254096,"lng":-75.17560073514457,"geom":{"type":"Polygon","coordinates":[[[-75.175548041,39.94950617],[-75.175594952,39.949287364],[-75.175653353,39.949294366],[-75.175606654,39.949513111],[-75.175548041,39.94950617]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-002893","type":"Fire Alarm Certification","inspectionDate":"2022-03-02","result":"Certified","expirationDate":"2023-03-02","buildingId":"1436357"},{"number":"BC-2023-001048","type":"Fire Escape Report","inspectionDate":"2023-01-16","result":"Safe","expirationDate":"2028-01-16","buildingId":"1436357"},{"number":"BC-2023-004049","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2023-02-14","result":"Certified","expirationDate":"2024-02-14","buildingId":"1436357"},{"number":"BC-2023-004048","type":"Fire Alarm Certification","inspectionDate":"2023-02-14","result":"Certified","expirationDate":"2024-02-14","buildingId":"1436357"},{"number":"BC-2024-005677","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-02-20","result":"Certified","expirationDate":"2025-02-20","buildingId":"1436357"},{"number":"BC-2024-005676","type":"Fire Alarm Certification","inspectionDate":"2024-02-20","result":"Certified","expirationDate":"2025-02-20","buildingId":"1436357"},{"number":"BC-2025-000810","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-01-07","result":"Certified","expirationDate":"2026-01-07","buildingId":"1436357"},{"number":"BC-2025-000560","type":"Fire Alarm Certification","inspectionDate":"2025-01-07","result":"Certified","expirationDate":"2026-01-07","buildingId":"1436357"},{"number":"BC-2026-000057","type":"Fire Alarm Certification","inspectionDate":"2026-01-02","result":"Certified","expirationDate":"2027-01-02","buildingId":"1436357"},{"number":"BC-2026-000196","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-01-02","result":"Certified","expirationDate":"2027-01-02","buildingId":"1436357"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":4,"lotArea":1307,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"19 S 21ST ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF A SEVEN(7) FAMILY DWELLING IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2011-01-04","number":"13393","relatedPermit":"294014"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":715300,"taxable":715300,"land":85396,"improvement":629904,"taxableLand":85396,"taxableImprovement":629904,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":715300,"taxable":715300,"land":85396,"improvement":629904,"taxableLand":85396,"taxableImprovement":629904,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":889000,"taxable":889000,"land":350970,"improvement":538030,"taxableLand":350970,"taxableImprovement":538030,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":962000,"taxable":962000,"land":288600,"improvement":673400,"taxableLand":288600,"taxableImprovement":673400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":969200,"taxable":969200,"land":290760,"improvement":678440,"taxableLand":290760,"taxableImprovement":678440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":969200,"taxable":969200,"land":290760,"improvement":678440,"taxableLand":290760,"taxableImprovement":678440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":969200,"taxable":969200,"land":290760,"improvement":678440,"taxableLand":290760,"taxableImprovement":678440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1038500,"taxable":1038500,"land":311550,"improvement":726950,"taxableLand":311550,"taxableImprovement":726950,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1038500,"taxable":1038500,"land":311550,"improvement":726950,"taxableLand":311550,"taxableImprovement":726950,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1038500,"taxable":1038500,"land":311550,"improvement":726950,"taxableLand":311550,"taxableImprovement":726950,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1038500,"taxable":1038500,"land":311550,"improvement":726950,"taxableLand":311550,"taxableImprovement":726950,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1071400,"taxable":1071400,"land":214200,"improvement":857200,"taxableLand":214200,"taxableImprovement":857200,"exemptLand":0,"exemptImprovement":0}],"taxNow":14537,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"294014","date":"2011-02-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-02-09","scope":"LEGALIZE 7 RESIDENTIAL APT UNITS"},{"number":"PP-2021-004172","date":"2021-03-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-19","scope":"CURB TRAP & FAI PPC 2018"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2010,"k":"sale","p":850000},{"y":2011,"k":"appeal","w":"Appeal granted with conditions"},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"221460","type":"Rental","status":"Inactive","businessName":"WALTER M. WOOD, JR INC","legalName":"WALTER M. WOOD, JR INC","address":"2046 LOCUST ST","revenueCode":"3202","rentalCategory":null,"units":7,"issuedDate":"2004-03-16","latestIssueDate":"2004-03-16","expirationDate":"2006-02-28","inactiveDate":"2010-10-28"},{"number":"405654","type":"Rental","status":"Inactive","businessName":"PBRG ACQUISITIONS LP (C/O ATID PROPERTY MGMT)","legalName":"PBRG ACQUISITIONS LP","address":"2046 LOCUST ST","revenueCode":"3202","rentalCategory":null,"units":7,"issuedDate":"2007-04-04","latestIssueDate":"2010-03-23","expirationDate":"2011-02-28","inactiveDate":"2010-10-28"},{"number":"525522","type":"Rental","status":"Active","businessName":"MG LOCUSTS ASSOC LP","legalName":"MG LOCUSTS ASSOC LP","address":"2046 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2011-02-16","latestIssueDate":"2026-02-26","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"525522","type":"Rental","businessName":"MG LOCUSTS ASSOC LP","legalName":"MG LOCUSTS ASSOC LP","issuedDate":"2011-02-16","latestIssueDate":"2026-02-26","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"405654","type":"Rental","businessName":"PBRG ACQUISITIONS LP (C/O ATID PROPERTY MGMT)","legalName":"PBRG ACQUISITIONS LP","issuedDate":"2007-04-04","latestIssueDate":"2010-03-23","closureDate":"2010-10-28","expirationDate":"2011-02-28","inactiveDate":"2010-10-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"221460","type":"Rental","businessName":"WALTER M. WOOD, JR INC","legalName":"WALTER M. WOOD, JR INC","issuedDate":"2004-03-16","latestIssueDate":"2004-03-16","closureDate":"2010-10-28","expirationDate":"2006-02-28","inactiveDate":"2010-10-28","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":7,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #13393: CLOSED · Granted with conditions; related permit 294014. Use permit #294014: COMPLETED. The history also contains “PERM Z- NEW 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1910 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 1, 2011.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 2, 2027; Fire Escape Report: Safe through Jan 16, 2028; Emergency and Standby Power Systems Certification: Certified through Jan 2, 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":"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/"}]}