{"asOf":"2026-07-22T11:51:10.498Z","block":"2300-2399 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-locust-st","address":"2306 LOCUST ST","parcelNumber":"881570026","source":"https://property.phila.gov/?p=881570026","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":"SPRUCE STREET HOLDINGS I","coOwner":null,"marketValue":842200,"landAssessment":168400,"improvementAssessment":673800,"livableArea":2390,"yearBuilt":1800,"lastSale":{"price":1,"date":"2014-10-17T04:00:00Z"},"openViolations":4,"violations":[{"number":"2731797","date":"2012-12-21","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2731796","date":"2012-12-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2895197","date":"2013-05-23","code":"PM-704.2/3","title":"DA-HIST DIST-INAPPROP FACADES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-054802","date":"2023-07-26","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-054803","date":"2023-07-26","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-054804","date":"2023-07-26","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-054805","date":"2023-07-26","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"363871","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-12-21","completedDate":"2014-10-09","violations":[{"number":"2731797","date":"2012-12-21","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2731796","date":"2012-12-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"382604","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2013-05-24","completedDate":"2015-08-12","violations":[{"number":"2895197","date":"2013-05-23","code":"PM-704.2/3","title":"DA-HIST DIST-INAPPROP FACADES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-071961","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2023-07-25","completedDate":null,"violations":[{"number":"VI-2023-054802","date":"2023-07-26","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-054803","date":"2023-07-26","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-054804","date":"2023-07-26","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-054805","date":"2023-07-26","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"363871","date":"2012-12-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"363871","date":"2013-01-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"363871","date":"2013-03-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"382604","date":"2013-05-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"382604","date":"2013-07-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"382604","date":"2013-08-09","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"363871","date":"2014-10-03","type":"PRECOURT","status":"PASSED"},{"caseNumber":"382604","date":"2015-07-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2023-071961","date":"2023-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071961","date":"2023-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071961","date":"2023-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071961","date":"2023-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071961","date":"2024-06-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071961","date":"2024-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-071961","date":"2025-09-26","type":null,"status":"FAILED"}],"inspYears":[{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":3,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2015,"fails":0,"passes":1},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.949844782164156,"lng":-75.1790722429773,"geom":{"type":"Polygon","coordinates":[[[-75.179122549,39.949749661],[-75.179078227,39.949947128],[-75.179021937,39.949939903],[-75.179066259,39.949742437],[-75.179122549,39.949749661]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-021163","type":"Fire Alarm Certification","inspectionDate":"2023-10-04","result":"Certified","expirationDate":"2024-10-04","buildingId":"1425946"},{"number":"BC-2025-030462","type":"Fire Alarm Certification","inspectionDate":"2025-11-06","result":"Certified","expirationDate":"2026-11-06","buildingId":"1425946"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1168,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2015 LOCUST ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":578600,"taxable":578600,"land":75298,"improvement":503302,"taxableLand":75298,"taxableImprovement":503302,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":578600,"taxable":578600,"land":75298,"improvement":503302,"taxableLand":75298,"taxableImprovement":503302,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":695200,"taxable":695200,"land":208560,"improvement":486640,"taxableLand":208560,"taxableImprovement":486640,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":801400,"taxable":801400,"land":240420,"improvement":560980,"taxableLand":240420,"taxableImprovement":560980,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":807400,"taxable":807400,"land":242220,"improvement":565180,"taxableLand":242220,"taxableImprovement":565180,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":807400,"taxable":807400,"land":242220,"improvement":565180,"taxableLand":242220,"taxableImprovement":565180,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":807400,"taxable":807400,"land":242220,"improvement":565180,"taxableLand":242220,"taxableImprovement":565180,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1037800,"taxable":1037800,"land":311340,"improvement":726460,"taxableLand":311340,"taxableImprovement":726460,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1037800,"taxable":1037800,"land":311340,"improvement":726460,"taxableLand":311340,"taxableImprovement":726460,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1037800,"taxable":1037800,"land":311340,"improvement":726460,"taxableLand":311340,"taxableImprovement":726460,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1037800,"taxable":1037800,"land":311340,"improvement":726460,"taxableLand":311340,"taxableImprovement":726460,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":842200,"taxable":842200,"land":168400,"improvement":673800,"taxableLand":168400,"taxableImprovement":673800,"exemptLand":0,"exemptImprovement":0}],"taxNow":14527,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"590116","date":"2015-02-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-07-02","scope":"REMOVE EXISTING BASEMENT WINDOW AND REPLACE WITH NEW WOOD WINDOW PER ATTACHED SHOP DRAWINGS 1 WINDOW TOTAL."},{"number":"746131","date":"2016-12-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-10-16","scope":"REMOVE EXISTING WINDOWS ON THE 2ND. FLOOR FRONT AND REPLACE WITH NEW WOOD WINDOWS AS PER HISTORIC COMMISSION APPROVAL"},{"number":"PP-2023-011007","date":"2023-08-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-10-26","scope":"Replace bathroom toilet, vanity; replace kitchen sink; Replace bathtub; replace garbage disposal; WITHOUT PIPING"},{"number":"CP-2024-000610","date":"2024-02-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-11-16","scope":"FOR LEVEL 2 ALTERATIONS WITHIN AN EXISTING DWELLING UNIT AS PER PLANS. NO CHANGE ON OCCUPANCY CLASIFICATION."},{"number":"CP-2026-001284","date":"2026-06-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS WITHOUT A CHANGE IN USE & OCCUPANCY CLASSIFICATION TO ONE (1) EXISTING GROUP R-2 DWELLING (UNIT # 1 R). ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC AND PHC APPROVAL. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"permit","w":"Alteration"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"220853","type":"Rental","status":"Closed","businessName":"DOWNTOWN EQUITIES I LLC (C/O GREEN ST PRPTY MGMT)","legalName":"DOWNTOWN EQUITIES I LLC","address":"2306 LOCUST ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-12-08","latestIssueDate":"2014-10-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"671959","type":"Rental","status":"Inactive","businessName":"SPRUCE STREET HOLDINGS 1 LLC","legalName":"SPRUCE STREET HOLDINGS 1 LLC","address":"2306 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2015-07-22","latestIssueDate":"2023-07-13","expirationDate":"2024-07-31","inactiveDate":"2024-09-29"}],"licenseActivity":[{"number":"671959","type":"Rental","businessName":"SPRUCE STREET HOLDINGS 1 LLC","legalName":"SPRUCE STREET HOLDINGS 1 LLC","issuedDate":"2015-07-22","latestIssueDate":"2023-07-13","closureDate":"2024-09-29","expirationDate":"2024-07-31","inactiveDate":"2024-09-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"220853","type":"Rental","businessName":"DOWNTOWN EQUITIES I LLC (C/O GREEN ST PRPTY MGMT)","legalName":"DOWNTOWN EQUITIES I LLC","issuedDate":"2004-12-08","latestIssueDate":"2014-10-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: PP-2023-011007 (Expired), CP-2024-000610 (Expired), CP-2026-001284 (Issued). 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":"violations","level":"attention","title":"4 open L&I violations","finding":"7 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 26, 2025.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 6, 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/"}]}