{"asOf":"2026-07-26T22:14:35.174Z","block":"2100-2199 HAMILTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-hamilton-st","address":"2103 HAMILTON ST","parcelNumber":"882017920","source":"https://property.phila.gov/?p=882017920","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"EA0","buildingCodeNew":"232","buildingClass":"BANK/OFF 1 STY MASONRY","buildingClassNew":"NBHD SHOPPING CENTER","useLabel":"Bank","owner":"R INVESTMENT FIVE LP","coOwner":null,"marketValue":717200,"landAssessment":143400,"improvementAssessment":573800,"livableArea":1142,"yearBuilt":2017,"lastSale":{"price":2075461,"date":"2014-06-20T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.962632876361035,"lng":-75.17412424311324,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":1,"lotArea":1142,"zoning":null,"grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"155 EAST 44TH ST 28TH FLR, NEW YORK NY, 10017","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":27600,"taxable":27600,"land":27600,"improvement":0,"taxableLand":27600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":27600,"taxable":27600,"land":27600,"improvement":0,"taxableLand":27600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":352800,"taxable":70500,"land":70500,"improvement":282300,"taxableLand":70500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":282300},{"y":2019,"v":352600,"taxable":70520,"land":70520,"improvement":282080,"taxableLand":70520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":282080},{"y":2020,"v":352600,"taxable":70520,"land":70520,"improvement":282080,"taxableLand":70520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":282080},{"y":2021,"v":352600,"taxable":70520,"land":70520,"improvement":282080,"taxableLand":70520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":282080},{"y":2022,"v":352600,"taxable":70520,"land":70520,"improvement":282080,"taxableLand":70520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":282080},{"y":2023,"v":684000,"taxable":136800,"land":136800,"improvement":547200,"taxableLand":136800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":547200},{"y":2024,"v":684000,"taxable":136800,"land":136800,"improvement":547200,"taxableLand":136800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":547200},{"y":2025,"v":717200,"taxable":143440,"land":143440,"improvement":573760,"taxableLand":143440,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":573760},{"y":2026,"v":717200,"taxable":143440,"land":143440,"improvement":573760,"taxableLand":143440,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":573760},{"y":2027,"v":717200,"taxable":717200,"land":143400,"improvement":573800,"taxableLand":143400,"taxableImprovement":573800,"exemptLand":0,"exemptImprovement":0}],"taxNow":2008,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"704087","date":"2016-07-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-07-25","scope":"FOR USE AS FINANCIAL SERVICES WITHIN TENANT SPACE OF EXISTING BUILDING WITH USES AS PREVIOUSLY APPROVED. SEPARATE ZONING/USE REGISTRATION PERMIT REQUIRED FOR SIGNAGE INSTALLATION."},{"number":"704091","date":"2016-07-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-09-30","scope":"INT RENO FITOUT BANKING CENTER. SEPARATE PERMIT REQ'D FOR EXTERIOR SIGNAGE & ANY MECH., ELEC., PLUMB. & FIRESUPP WORK."},{"number":"711850","date":"2016-08-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-30","scope":"INSTALL DOMESTIC WATER AND SANITARY FOR FIT-OUT, TO EXISTING OUTLETS. WATER CLOSET, LAVATORY, KITCHEN SINK"},{"number":"718521","date":"2016-08-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ELECTRICAL ALTERATIONS IN AN EXISTING BUILDING AS PER 2008 NEC. REPLACE OR RELOCATE DEVICES ON EXISTING APPROVED FIRE ALARM SYSTEM (EXCLUDING MAIN PANEL) INSTALL LOW VOLTAGE VOICE AND DATA APPRX 20 COMMUNICATIONS OUTLETS"},{"number":"710418","date":"2016-09-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-30","scope":"INSTALLATION OF LIGHTING FIXTURES,ROUGH-IN SECURITY AND COMMUNICATION AND RECEPTACLES PER 2008 NEC (BANK) INSTALL FIRE ALARM PER NFPA 72"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 94% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $352,600 to $684,000","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #704087: COMPLETED.","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":"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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}],"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/"}]}