{"asOf":"2026-07-23T14:40:11.930Z","block":"2100-2199 RUFFNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-ruffner-st","address":"2100-02 RUFFNER ST","parcelNumber":"884342245","source":"https://property.phila.gov/?p=884342245","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LD0","buildingCodeNew":"273","buildingClass":"IND SHOP MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Store","owner":"LJG HOLDINGS LLC","coOwner":null,"marketValue":496700,"landAssessment":99300,"improvementAssessment":397400,"livableArea":8110,"yearBuilt":1925,"lastSale":{"price":270000,"date":"2021-07-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-023805","date":"2022-04-09","code":"A-301.1/2","title":"ADDITION","status":"COMPLIED","resolutionDate":"2024-08-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-023806","date":"2022-04-09","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2024-08-09","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-029897","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2022-04-09","completedDate":"2025-01-30","violations":[{"number":"VI-2022-023805","date":"2022-04-09","code":"A-301.1/2","title":"ADDITION","status":"COMPLIED","resolutionDate":"2024-08-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-023806","date":"2022-04-09","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2024-08-09","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-029897","date":"2022-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-029897","date":"2022-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-029897","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-029897","date":"2024-08-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":3,"passes":0},{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01229177135278,"lng":-75.16377153397622,"geom":{"type":"Polygon","coordinates":[[[-75.163838286,40.012106725],[-75.163901106,40.012188981],[-75.163780452,40.01224473],[-75.163927128,40.01243483],[-75.163805385,40.012490539],[-75.163593197,40.012219041],[-75.163838286,40.012106725]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":2,"lotArea":5953,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"240 W TULPEHOCKEN STREET 1, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE USE AS MULTI-FAMILY (15 UNITS) HOUSEHOLD LIVING AND TO INCLUDE FIVE (5) ACCESSORY BICYCLE PARKING SPACES IN AN EXISTING ATTACHED BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)","status":"Completed","outcome":"Denied","date":"2021-04-13","number":"ZP-2020-001347","relatedPermit":"ZP-2020-001347"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT IS FOR THE ERECTION OF A ROOF DECK ACCESSED BY A PILOTHOUSE OVER EXISTING ONE (1) STORY PORTION OF BUILDING; FOR THE CREATION OF THREE (3) TENANT SPACES (TWO (2) TENANT SPACES AT FIRST FLOOR AND ONE (1) TENANT SPACE IS AT SECOND FLOO","status":"Completed","outcome":"Granted with conditions","date":"2022-03-22","number":"ZP-2021-012081","relatedPermit":"ZP-2021-012081"}],"taxYears":[{"year":2014,"total":5.64,"principal":0,"interest":0,"penalty":5.64}],"taxNet":5.64,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":41500,"taxable":41500,"land":11900,"improvement":29600,"taxableLand":11900,"taxableImprovement":29600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":41500,"taxable":41500,"land":11900,"improvement":29600,"taxableLand":11900,"taxableImprovement":29600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":43800,"taxable":43800,"land":26280,"improvement":17520,"taxableLand":26280,"taxableImprovement":17520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":45100,"taxable":45100,"land":27060,"improvement":18040,"taxableLand":27060,"taxableImprovement":18040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":45300,"taxable":45300,"land":27180,"improvement":18120,"taxableLand":27180,"taxableImprovement":18120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":45300,"taxable":45300,"land":27180,"improvement":18120,"taxableLand":27180,"taxableImprovement":18120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":45300,"taxable":45300,"land":27180,"improvement":18120,"taxableLand":27180,"taxableImprovement":18120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":121700,"taxable":121700,"land":24340,"improvement":97360,"taxableLand":24340,"taxableImprovement":97360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":121700,"taxable":121700,"land":24340,"improvement":97360,"taxableLand":24340,"taxableImprovement":97360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":283900,"taxable":283900,"land":85170,"improvement":198730,"taxableLand":85170,"taxableImprovement":198730,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":283900,"taxable":283900,"land":85170,"improvement":198730,"taxableLand":85170,"taxableImprovement":198730,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":496700,"taxable":496700,"land":99300,"improvement":397400,"taxableLand":99300,"taxableImprovement":397400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3974,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2021-007762","date":"2021-08-09","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-14","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"GM-2021-013992","date":"2021-12-16","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-05","scope":"Window replacement in existing masonry openings. No structural work to be done."},{"number":"ZP-2021-015990","date":"2022-01-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2022-01-14","scope":"FOR THE INCREASE THE HEIGHT OF THE BUILDING (INCREASE ROOF HEIGHT AT SINGLE STORY PORTION OF EXISTING BUILDING)( NTE 38' HIGH). SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"ZP-2021-012081","date":"2022-02-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ROOF ACCESS STRUCTURE FOR MECHANICAL ACCESS ONLY, FOR THE ERECTION OF A RAISED ROOF ON AN EXISTING STRUCTURE, AND FOR AN EXTENTION OF THE SECOND FLOOR IN THE EXISTING STRUCTURE. FOR THE CREATION OF THREE (3) TENANT SPACES (TWO (2) TENANT SPACES AT FIRST FLOOR AND ONE (1) TENANT SPACE IS AT SECOND FLOOR ) OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. *AMENDED PERMIT LANGUAGE* FOR THE ERECTION OF A ROOF ACCESS STRUCTURE FOR A MECHANICAL ACCESS ONLY, FOR THE ERECTION OF ROOF RAISED OF AN EXISTING STRUCTURE, AND FOR AN EXTENTION OF THE SECOND FLOOR WITHIN THE EXISTING STRUCTURE."},{"number":"PP-2023-002336","date":"2023-02-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-20","scope":"REPAIR/REPLACE CT, MD & FAI"},{"number":"CP-2023-006458","date":"2024-03-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE CONSTRUCTION OF AN ADDITION ABOVE AN EXISTING STRUCTURE. THE ERECTION OF PARTITION WALLS, REPAIR/REPLACEMENT OF STAIRS, THE SCOPE OF WORK TO INCLUDE PHASE 1 ONLY OF A 2 PHASE PROJECT. FOR USE AS PREVIOUSLY APPROVED. ***************THE CERTIFICATE OF OCCUPANCY WILL BE ISSUED WHEN PHASE 2 IS COMPLETED. ********************************"},{"number":"PP-2024-007603","date":"2024-06-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-08","scope":"Install RPZ Backflow assambley"},{"number":"PP-2024-011720","date":"2024-08-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install piping for a new ADA bathroom 1 WC, 1 Lavatory, and outside the bathroom 1 Drinking fountain, as per drawing. 3 FIXTURES"},{"number":"CP-2025-000434","date":"2025-03-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-09-18","scope":"FOR EXTERIOR ALTERATIONS AS PART OF PHASE 2 WORK TO ENLARGE AN EXISTING EXTERIOR WALL OPENING AND INSTALL A ROLL-UP GARAGE DOOR. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK AND ISSUANCE OF CERTIFICATE OF OCCUPANCY. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2023-006458 FOR APPROVED PHASE 1 WORK."},{"number":"ZP-2020-001347","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2021-05-24","scope":"NO CHANGE IN BUILDING HEIGHT/ GFA"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2024"],"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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 75% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $283,900 to $496,700","no permit shown in 2026-2028"],"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":"Appeal #ZP-2020-001347: Completed · Denied; related permit ZP-2020-001347.","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":"7 permits not marked completed: GM-2021-007762 (Expired), GM-2021-013992 (Expired), ZP-2021-015990 (Cancelled), CP-2023-006458 (Issued), PP-2024-011720 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 2, 2024.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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/"}]}