{"asOf":"2026-07-23T19:51:32.462Z","block":"2500-2599 S BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-broad-st","address":"2531 S BROAD ST","parcelNumber":"882922761","source":"https://property.phila.gov/?p=882922761","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZL0","buildingCodeNew":"246","buildingClass":"MISC FUNERAL HOME MASONRY","buildingClassNew":"FUNERAL HOME","useLabel":"Commercial","owner":"RAGO MARK J","coOwner":"RAGO GINA M","marketValue":429900,"landAssessment":85900,"improvementAssessment":344000,"livableArea":2324,"yearBuilt":1920,"lastSale":{"price":1,"date":"2011-12-27T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91857029171561,"lng":-75.17060413630885,"geom":{"type":"Polygon","coordinates":[[[-75.170458078,39.918573243],[-75.17046743,39.918530349],[-75.170749788,39.918567086],[-75.170740378,39.918610383],[-75.170458078,39.918573243]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":3,"lotArea":1280,"zoning":"CMX2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3501 PRIMA CT, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT APPLICATION IS FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) LOTS. FOR THE ERECTION OF A TWO/ONE STORY ADDITION MAXIMUM 20 FEET HIGH ON THE REAR FOR THE EXPANSION OF AN EXISTING FUNERAL PARLOR, LOUNGE, SHOWROOM, ","status":"OPEN","outcome":"Granted with conditions","date":"2008-08-13","number":"6093","relatedPermit":"163016"},{"type":"Building standards appeal","grounds":"ON 4/20/09 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION # 200636","status":"OPEN","outcome":"APPROVED","date":"2009-06-05","number":"8944","relatedPermit":"200636"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":258000,"taxable":258000,"land":25600,"improvement":232400,"taxableLand":25600,"taxableImprovement":232400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":258000,"taxable":258000,"land":25600,"improvement":232400,"taxableLand":25600,"taxableImprovement":232400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":214700,"taxable":214700,"land":42940,"improvement":171760,"taxableLand":42940,"taxableImprovement":171760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":214800,"taxable":214800,"land":42960,"improvement":171840,"taxableLand":42960,"taxableImprovement":171840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":214800,"taxable":214800,"land":42960,"improvement":171840,"taxableLand":42960,"taxableImprovement":171840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":214800,"taxable":214800,"land":42960,"improvement":171840,"taxableLand":42960,"taxableImprovement":171840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":214800,"taxable":214800,"land":42960,"improvement":171840,"taxableLand":42960,"taxableImprovement":171840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":441600,"taxable":441600,"land":88312,"improvement":353288,"taxableLand":88312,"taxableImprovement":353288,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":441600,"taxable":441600,"land":88312,"improvement":353288,"taxableLand":88312,"taxableImprovement":353288,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":406000,"taxable":406000,"land":81193,"improvement":324807,"taxableLand":81193,"taxableImprovement":324807,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":406000,"taxable":406000,"land":81193,"improvement":324807,"taxableLand":81193,"taxableImprovement":324807,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":429900,"taxable":429900,"land":85900,"improvement":344000,"taxableLand":85900,"taxableImprovement":344000,"exemptLand":0,"exemptImprovement":0}],"taxNow":5683,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"163016","date":"2008-09-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-09-02","scope":"RELOCATE LOT LINES TO CREATE 1 LOT FROM 2 CONSTRUCT A PARTIAL 1 STORY AND 2 STORY ADDITION EXPANSION OF EXISTING FUNERAL PARLOR BUSINESS 1,2 FUNERAL PARLOR LOUNGE AND SHOWROOM ACCESSORY OFFICES ACCESSORY STORAGE AND ACCESSORY MORGUE FL. 3 SFD"},{"number":"185134","date":"2008-10-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-05-06","scope":"INTERIOR DEMOLITION OF NON-LOAD BEARING WALLS. NO STRUCTURAL OR OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"199136","date":"2009-02-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-03-04","scope":"THROUGHOUT BASEMENT AND 2ND FLOOR INSTALL 2 ADA RESTROOMS, WATER FOUNTAIN, HAND SINK, 1 BATH AND SINK ON 2ND FLOOR, NEW 5\" FLOOR DRAINS AND PIPES IN BASEMENT"},{"number":"209085","date":"2009-04-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200AMP 3 PHASE SERVICE FOR FUTURE ELEVATOR, INTERIOR WIRING FOR RENOVATION( LIGHTING, OUTLETS, SWITCHES, EXIT SIGNS AND EM. LIGHTS AS PER 2005 NEC (SOUTH DISTRICT)"},{"number":"222708","date":"2009-06-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-08","scope":"HVAC SYSTEMS WITH DUCTWORK 3 LENNOX ROOFTOP LENNOX SPLITE SYSTEMS ONE LENNOX GAS HEATER WITH 1/2 TON A/C BY A LICENSED CONTRACTOR & PER MANUFACTURER'S INSTALLATION INSTRUCTIONS.."},{"number":"200636","date":"2009-08-27","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2013-01-11","scope":"ERECTION OF A 2 STORY ADDITION AS PER PLAN."},{"number":"224520","date":"2009-08-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-08-31","scope":"INTERIOR & EXTERIOR RENOVATIONS AS PER PLAN. SEE A/P 200636 FOR APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"sale","p":165000},{"y":2008,"k":"appeal","w":"Appeal granted with conditions"},{"y":2008,"k":"permit","w":"Zoning"},{"y":2008,"k":"permit","w":"Demolition"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2009,"k":"appeal","w":"Appeal approved"},{"y":2009,"k":"permit","w":"Mechanical"},{"y":2009,"k":"permit","w":"Addition"},{"y":2009,"k":"permit","w":"Major alteration"}],"rented":false,"licenses":[{"number":"248807","type":"Rental","status":"Inactive","businessName":"LOMONACO SALVATORE &","legalName":"LOMONACO SALVATORE &","address":"2531 S BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2001-04-12","latestIssueDate":"2008-01-24","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"248807","type":"Rental","businessName":"LOMONACO SALVATORE &","legalName":"LOMONACO SALVATORE &","issuedDate":"2001-04-12","latestIssueDate":"2008-01-24","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 106% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $214,800 to $441,600","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":"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 and appears related-party/family-held.","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 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/"}]}