{"asOf":"2026-07-29T02:38:09.234Z","block":"2300-2399 N 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-15th-st","address":"2321 N 15TH ST","parcelNumber":"884342585","source":"https://property.phila.gov/?p=884342585","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"WATER SQUARE CAPITAL GROUP LLC","coOwner":null,"marketValue":130000,"landAssessment":26000,"improvementAssessment":104000,"livableArea":2890,"yearBuilt":1915,"lastSale":{"price":915000,"date":"2021-02-25T05:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2024-033765","date":"2024-05-07","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-033766","date":"2024-05-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-033767","date":"2024-05-07","code":"A-301.1/35","title":"NEW WINDOW/DOOR","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-041652","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2024-05-07","completedDate":null,"violations":[{"number":"VI-2024-033765","date":"2024-05-07","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-033766","date":"2024-05-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-033767","date":"2024-05-07","code":"A-301.1/35","title":"NEW WINDOW/DOOR","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2024-041652","date":"2024-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041652","date":"2024-07-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041652","date":"2024-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041652","date":"2024-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041652","date":"2025-01-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041652","date":"2025-09-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98861390706049,"lng":-75.15718284818769,"geom":{"type":"Polygon","coordinates":[[[-75.157024219,39.988616283],[-75.157034333,39.988569829],[-75.157341313,39.98861134],[-75.157330768,39.988658091],[-75.157024219,39.988616283]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1528,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"3412 MOORE LA, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[{"year":2012,"total":365.95,"principal":27.77,"interest":10.42,"penalty":1.94},{"year":2013,"total":69.58,"principal":28.76,"interest":8.2,"penalty":2.01},{"year":2014,"total":654.37,"principal":369.84,"interest":72.12,"penalty":25.89},{"year":2015,"total":615.09,"principal":369.84,"interest":38.83,"penalty":25.89},{"year":2016,"total":511.66,"principal":386.34,"interest":5.8,"penalty":3.86}],"taxNet":2216.65,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":24000,"taxable":24000,"land":3100,"improvement":20900,"taxableLand":3100,"taxableImprovement":20900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":24000,"taxable":24000,"land":3100,"improvement":20900,"taxableLand":3100,"taxableImprovement":20900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":17800,"taxable":17800,"land":3204,"improvement":14596,"taxableLand":3204,"taxableImprovement":14596,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":17800,"taxable":17800,"land":3210,"improvement":14590,"taxableLand":3210,"taxableImprovement":14590,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":17900,"taxable":17900,"land":3228,"improvement":14672,"taxableLand":3228,"taxableImprovement":14672,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":17900,"taxable":17900,"land":3228,"improvement":14672,"taxableLand":3228,"taxableImprovement":14672,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":17900,"taxable":17900,"land":3228,"improvement":14672,"taxableLand":3228,"taxableImprovement":14672,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":21500,"taxable":21500,"land":4300,"improvement":17200,"taxableLand":4300,"taxableImprovement":17200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":21500,"taxable":21500,"land":4300,"improvement":17200,"taxableLand":4300,"taxableImprovement":17200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":23100,"taxable":23100,"land":6930,"improvement":16170,"taxableLand":6930,"taxableImprovement":16170,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":23100,"taxable":23100,"land":6930,"improvement":16170,"taxableLand":6930,"taxableImprovement":16170,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":130000,"taxable":130000,"land":26000,"improvement":104000,"taxableLand":26000,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0}],"taxNow":323,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-009475","date":"2021-08-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-03-10","scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2022-006551","date":"2022-07-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-03-10","scope":"FOR THE ERECTION OF AN ADDITION INCLUDING TWO (2) ROOF DECKS ABOVE AN EXISTING ATTCHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."}],"storyTag":"New construction","storyDelta":2.32,"timeline":[{"y":2007,"k":"sale","p":276000},{"y":2021,"k":"sale","p":915000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","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":["3 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 463% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $23,100 to $130,000","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: ZP-2021-009475 (Expired), ZP-2022-006551 (Expired). 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":"3 open L&I violations","finding":"3 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 16, 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/"}],"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/"}]}