{"asOf":"2026-07-24T21:42:34.124Z","block":"2200-2299 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-locust-st","address":"2232 LOCUST ST","parcelNumber":"881570021","source":"https://property.phila.gov/?p=881570021","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":"URBAN HOMES I LLC","coOwner":null,"marketValue":1236000,"landAssessment":247200,"improvementAssessment":988800,"livableArea":4450,"yearBuilt":1800,"lastSale":{"price":3400000,"date":"2022-09-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"1220402","date":"2009-01-09","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4989045","date":"2015-07-07","code":"PM-602.5/2","title":"EXT-STAIRS/ESCAPES PROTECTED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4989044","date":"2015-07-07","code":"FC-1026.1/2","title":"EGRESS-REP FIRE ESC/EXT STAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5189980","date":"2017-10-27","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5189979","date":"2017-10-27","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"189348","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-01-12","completedDate":"2016-09-15","violations":[{"number":"1220402","date":"2009-01-09","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"490037","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-07-08","completedDate":"2019-10-15","violations":[{"number":"4989045","date":"2015-07-07","code":"PM-602.5/2","title":"EXT-STAIRS/ESCAPES PROTECTED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4989044","date":"2015-07-07","code":"FC-1026.1/2","title":"EGRESS-REP FIRE ESC/EXT STAIR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"609863","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-10-27","completedDate":"2019-11-08","violations":[{"number":"5189980","date":"2017-10-27","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5189979","date":"2017-10-27","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2017,"n":2,"worst":null}],"investigations":[{"caseNumber":"189348","date":"2009-01-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"189348","date":"2009-01-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"189348","date":"2011-04-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"490037","date":"2015-07-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"490037","date":"2015-08-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"490037","date":"2015-10-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"490037","date":"2015-11-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"609863","date":"2017-10-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"609863","date":"2017-12-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"609863","date":"2018-01-08","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"609863","date":"2019-02-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"609863","date":"2019-03-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"490037","date":"2019-03-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"609863","date":"2019-09-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"490037","date":"2019-10-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"609863","date":"2019-10-15","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2015,"fails":2,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2019,"fails":4,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.949745924405725,"lng":-75.17867660567855,"geom":{"type":"Polygon","coordinates":[[[-75.178621108,39.949879148],[-75.17868243,39.949608019],[-75.178732019,39.94961432],[-75.178669179,39.949885159],[-75.178621108,39.949879148]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-018099","type":"Fire Escape Report","inspectionDate":"2018-05-22","result":"Safe","expirationDate":"2023-05-22","buildingId":"1501708"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1485,"zoning":"RM1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"148 E STREET RD STE 168, FEASTERVILLE TREVOSE PA, 19053","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":797300,"taxable":797300,"land":95744,"improvement":701556,"taxableLand":95744,"taxableImprovement":701556,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":797300,"taxable":797300,"land":95744,"improvement":701556,"taxableLand":95744,"taxableImprovement":701556,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1103600,"taxable":1103600,"land":331080,"improvement":772520,"taxableLand":331080,"taxableImprovement":772520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1136700,"taxable":1136700,"land":341010,"improvement":795690,"taxableLand":341010,"taxableImprovement":795690,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1145200,"taxable":1145200,"land":343560,"improvement":801640,"taxableLand":343560,"taxableImprovement":801640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1145200,"taxable":1145200,"land":343560,"improvement":801640,"taxableLand":343560,"taxableImprovement":801640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1145200,"taxable":1145200,"land":343560,"improvement":801640,"taxableLand":343560,"taxableImprovement":801640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1419100,"taxable":1419100,"land":425730,"improvement":993370,"taxableLand":425730,"taxableImprovement":993370,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1419100,"taxable":1419100,"land":425730,"improvement":993370,"taxableLand":425730,"taxableImprovement":993370,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1419100,"taxable":1419100,"land":425730,"improvement":993370,"taxableLand":425730,"taxableImprovement":993370,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1419100,"taxable":1419100,"land":425730,"improvement":993370,"taxableLand":425730,"taxableImprovement":993370,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1236000,"taxable":1236000,"land":247200,"improvement":988800,"taxableLand":247200,"taxableImprovement":988800,"exemptLand":0,"exemptImprovement":0}],"taxNow":19865,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2024-002480","date":"2024-03-27","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-03-12","scope":"**Existing Philadelphia Historic Property** For the interior demolition of non-bearing partition walls and ceiling in accordance with the attached EZ Permit Interior Demolition Standard. Failure to comply with the attached EZ Permit Interior Demolition Standard shall result in revocation of this permit. No exterior work permitted on this permit as per PHC. *CONTRACTOR IS A SOLE PROPRIETOR WITH NO EMPLOYEES* Unit 1 F"},{"number":"GM-2024-005288","date":"2024-07-24","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-09-05","scope":"**Existing Philadelphia Historic Property** For the interior demolition of non-bearing partition walls and ceiling in accordance with the attached EZ Permit Interior Demolition Standard. Failure to comply with the attached EZ Permit Interior Demolition Standard shall result in revocation of this permit. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab. Separate Streets Department permit required for sidewalk and street closures. *CONTRACTOR IS A SOLE PROPRIETOR WITH NO EMPLOYEES* (Unit 2F) No exterior work as part of this permit. No work to exterior windows or doors as per PHC."},{"number":"CP-2024-003957","date":"2024-08-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-27","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE INTERIOR DEMOLITION, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"PP-2024-012048","date":"2024-09-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-26","scope":"1 Bathroom, 1 WATER CLOSET, 1 TUB/SHOWER, 1 LAVY SINK, 1 KITCHEN 4 FIXTURES"},{"number":"EP-2024-008497","date":"2024-09-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-22","scope":"Wiring throughout Apartment Unit 2F for outlets switches lighting and fixtures G.F.C.I smoke detectors per NEC code 2017"},{"number":"MP-2024-004175","date":"2024-10-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-27","scope":"FOR THE INSTALLATION OF APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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. *NO REGISTERS, DIFFUSERS ON THIS PERMIT. **SUBJECT TO THE FOLLOWING CONDITION OF THE PHILADELPHIA HISTORICAL COMMISSION: No new penetrations into the North or West facades as part of this permit."},{"number":"CP-2025-000101","date":"2025-02-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-19","scope":"FOR LEVEL II ALTERATION TO THE UNIT #1F OF EXISTING APARTMENT BUILDING AS PER APPROVED PLANS."},{"number":"PP-2025-001455","date":"2025-02-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-15","scope":"1st floor install:(1)water closet,(1)lavatory,(1)bathtub,(1)kitchen sink 4 FIXTURES"},{"number":"EP-2025-001055","date":"2025-02-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-29","scope":"install:(12)lights,(1)ceiling fan,(18)receptacles,(2)smoke detector,(4)switches"},{"number":"MP-2025-000510","date":"2025-03-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-15","scope":"FOR THE INSTALLATION OF APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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. *NO REGISTERS, DIFFUSERS ON THIS PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2022,"k":"sale","p":3400000},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"312908","type":"Rental","status":"Inactive","businessName":"MICHAEL A SHER (LOCUST 23 ASSOCIATES)","legalName":"MICHAEL A SHER","address":"2232 LOCUST ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2005-04-09","latestIssueDate":"2020-03-17","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"906371","type":"Rental","status":"Active","businessName":"Urban Homes I LLC","legalName":"Urban Homes I LLC","address":"2232 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2022-09-19","latestIssueDate":"2025-08-07","expirationDate":"2026-09-18","inactiveDate":null}],"licenseActivity":[{"number":"906371","type":"Rental","businessName":"Urban Homes I LLC","legalName":"Urban Homes I LLC","issuedDate":"2022-09-19","latestIssueDate":"2025-08-07","closureDate":null,"expirationDate":"2026-09-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"312908","type":"Rental","businessName":"MICHAEL A SHER (LOCUST 23 ASSOCIATES)","legalName":"MICHAEL A SHER","issuedDate":"2005-04-09","latestIssueDate":"2020-03-17","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":6,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 10 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"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 Escape Report: Safe through May 22, 2023","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 (148 E STREET RD STE 168, FEASTERVILLE TREVOSE PA, 19053).","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 1800 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":"10 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 15, 2019.","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 5 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/"}],"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/"}]}