{"asOf":"2026-07-25T01:07:14.699Z","block":"2700-2799 RUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-ruth-st","address":"2754 RUTH ST","parcelNumber":"884345568","source":"https://property.phila.gov/?p=884345568","ownerType":"absentee","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":"HUNTBACH ALLEN E","coOwner":null,"marketValue":580100,"landAssessment":116000,"improvementAssessment":464100,"livableArea":8925,"yearBuilt":1930,"lastSale":{"price":1,"date":"2018-11-19T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.990715471601696,"lng":-75.1228283258327,"geom":{"type":"Polygon","coordinates":[[[-75.123067173,39.99076883],[-75.122811881,39.990906699],[-75.122588703,39.990659773],[-75.12284638,39.990525298],[-75.123067173,39.99076883]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":9193,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2 RIVER RD, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":230000,"taxable":230000,"land":46600,"improvement":183400,"taxableLand":46600,"taxableImprovement":183400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":230000,"taxable":230000,"land":46600,"improvement":183400,"taxableLand":46600,"taxableImprovement":183400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":230000,"taxable":230000,"land":46600,"improvement":183400,"taxableLand":46600,"taxableImprovement":183400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":241500,"taxable":241500,"land":48300,"improvement":193200,"taxableLand":48300,"taxableImprovement":193200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":241500,"taxable":241500,"land":48300,"improvement":193200,"taxableLand":48300,"taxableImprovement":193200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":490900,"taxable":490900,"land":147270,"improvement":343630,"taxableLand":147270,"taxableImprovement":343630,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":490900,"taxable":490900,"land":147270,"improvement":343630,"taxableLand":147270,"taxableImprovement":343630,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":580100,"taxable":580100,"land":116000,"improvement":464100,"taxableLand":116000,"taxableImprovement":464100,"exemptLand":0,"exemptImprovement":0}],"taxNow":6872,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"921624","date":"2019-02-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-02-04","scope":"FOR DOCUMENTATION AND USE CHANGE TO BUSINESS AND PROFESSIONAL OFFICES. NO CHANGE IN STRUCTURE HEIGHT OR AREA; NO SIGNS THIS PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Use"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 103% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $241,500 to $490,900","no permit shown in 2024-2026"],"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 #921624: 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":"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/"}],"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/"}]}