{"asOf":"2026-07-27T15:23:12.066Z","block":"2100-2199 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-reed-st","address":"2104 REED ST","parcelNumber":"882009990","source":"https://property.phila.gov/?p=882009990","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"254","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"BOA CAPITAL LLC","coOwner":null,"marketValue":218900,"landAssessment":43700,"improvementAssessment":175200,"livableArea":1644,"yearBuilt":1923,"lastSale":{"price":200000,"date":"2023-01-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"3471247","date":"2014-07-16","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3471246","date":"2014-07-16","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4632857","date":"2015-03-09","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-024670","date":"2025-04-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"},{"number":"VI-2025-075196","date":"2025-09-24","code":"B-3307.1.1 (R)","title":"CHIMNEY OR VENT MODIFICATION","status":"CLOSED","resolutionDate":"2025-12-10","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-075197","date":"2025-09-24","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2025-12-10","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-075198","date":"2025-09-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-12-10","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"442813","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-16","completedDate":"2016-07-20","violations":[{"number":"3471247","date":"2014-07-16","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3471246","date":"2014-07-16","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"469854","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-02-26","completedDate":"2018-08-06","violations":[{"number":"4632857","date":"2015-03-09","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-032714","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-24","completedDate":"2026-07-14","violations":[{"number":"VI-2025-024670","date":"2025-04-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"}]},{"number":"CF-2025-105195","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2025-09-24","completedDate":"2026-07-16","violations":[{"number":"VI-2025-075196","date":"2025-09-24","code":"B-3307.1.1 (R)","title":"CHIMNEY OR VENT MODIFICATION","status":"CLOSED","resolutionDate":"2025-12-10","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-075197","date":"2025-09-24","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2025-12-10","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-075198","date":"2025-09-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-12-10","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2014,"n":2,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"66069","date":"2006-02-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"442813","date":"2014-07-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"442813","date":"2014-08-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"442813","date":"2014-09-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"442813","date":"2015-01-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"442813","date":"2015-02-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"442813","date":"2015-02-26","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"469854","date":"2017-12-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"469854","date":"2018-01-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"469854","date":"2018-04-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"469854","date":"2018-08-03","type":"PRECOURT","status":"PASSED"},{"caseNumber":"469854","date":"2018-08-15","type":"PRECOURT","status":"NONE"},{"caseNumber":"CF-2025-032714","date":"2025-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-105195","date":"2025-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-105195","date":"2025-10-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-105195","date":"2025-12-05","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":2,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2025,"fails":4,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.934287034127244,"lng":-75.17956965983566,"geom":{"type":"Polygon","coordinates":[[[-75.179507796,39.934362433],[-75.179542314,39.934204396],[-75.179655153,39.934263183],[-75.179555786,39.934366975],[-75.179507796,39.934362433]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1318,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1118 S 12TH ST 1F, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":146300,"taxable":146300,"land":8325,"improvement":137975,"taxableLand":8325,"taxableImprovement":137975,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":146300,"taxable":146300,"land":8325,"improvement":137975,"taxableLand":8325,"taxableImprovement":137975,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":235000,"taxable":235000,"land":46959,"improvement":188041,"taxableLand":46959,"taxableImprovement":188041,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":234800,"taxable":234800,"land":46960,"improvement":187840,"taxableLand":46960,"taxableImprovement":187840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":236500,"taxable":236500,"land":47300,"improvement":189200,"taxableLand":47300,"taxableImprovement":189200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":236500,"taxable":236500,"land":47300,"improvement":189200,"taxableLand":47300,"taxableImprovement":189200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":236500,"taxable":236500,"land":47300,"improvement":189200,"taxableLand":47300,"taxableImprovement":189200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":258400,"taxable":258400,"land":51686,"improvement":206714,"taxableLand":51686,"taxableImprovement":206714,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":258400,"taxable":258400,"land":51686,"improvement":206714,"taxableLand":51686,"taxableImprovement":206714,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":258400,"taxable":258400,"land":51680,"improvement":206720,"taxableLand":51680,"taxableImprovement":206720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":258400,"taxable":258400,"land":51680,"improvement":206720,"taxableLand":51680,"taxableImprovement":206720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":218900,"taxable":218900,"land":43700,"improvement":175200,"taxableLand":43700,"taxableImprovement":175200,"exemptLand":0,"exemptImprovement":0}],"taxNow":3617,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-002615","date":"2023-06-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-05-12","scope":"FOR THE ERECTION OF AN ADDITION AND A ROOF DECK ABOVE THE EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"CP-2024-000765","date":"2024-03-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-12","scope":"FOR THE ERECTION OF AN ADDITION AND A ROOF DECK ABOVE THE EXISTING ATTACHED STRUCTURE AND LEVEL III INTERIOR ALTRATION TO CREATE RETAIL SALES OF CONSUMER GOODS ON THE 1ST FLOOR AND TWO-FAMILY ABOVE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. AMENDMENT#1 TO CHANGE OF THE LOCATION OF THE RESTROOM ON THE 1ST FLOOR."},{"number":"EP-2024-005477","date":"2024-07-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-14","scope":"INSTALL 400- AMP SERVICE 4- GANG METER BANK AND GROUNDING SYSTEM AND SUB FEEDERS TO NEW PANELS AND PROVIDE WIRING THROUGHOUT COMMON AREAS AND THREE UNITS. INSTALL 120 VOLT INTERCONNECTED SMOKE ALARMS, LIGHTS, EMERGENCY LIGHTS, SWITCHES, OUTLETS , AND PROVIDE POWER FOR HVAC EQUIPMENT AS PER 2017 NEC. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT AS PER PLANS AND 2016 NFPA-72."},{"number":"PP-2024-007512","date":"2024-07-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-12","scope":"INSTALL 3 WATER CLOSETS, 3 LAVATORIES, 2 SHOWER/TUBS, 2 KITCHEN SINKS, 2 DISHWASHERS, 2 WASHING MACHINE BOXES, 2 FLOOR DRAINS, 2 ROOF DRAINS, 2 AREA DRAINS, 1 SUMP PUMP, 3 HOT WATER HEATERS AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2024-002601","date":"2024-07-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-01-24","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE 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."},{"number":"FP-2024-002359","date":"2024-11-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-12","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 & 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE A 4\" FIRE SERVICE LINE AND 4.\" DC WILKINS 350 AST BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2024-016695","date":"2024-12-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-16","scope":"Supply all install (2) new 4” fresh air inlet Supply and install (2) 6” Curb trap Core drilling of sewer Supply and install new 6” sewer line Sanitary in street to building Supply and install new 6” sewer line Storm in street to building Supply and install new 1-1/2” water line main to building Supply new 1-1/2” meter to be installed by (PWD)"},{"number":"ZP-2025-009130","date":"2025-09-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods"}],"storyTag":"New construction","storyDelta":1.86,"timeline":[{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"sale","p":200000},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023, 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 5, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 7 historical violations across 4 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/"}]}