{"asOf":"2026-07-25T01:07:14.699Z","block":"2700-2799 RUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-ruth-st","address":"2774 RUTH ST","parcelNumber":"884345580","source":"https://property.phila.gov/?p=884345580","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":"ROCK MINISTRIES OF PHILADELPHIA INC","coOwner":null,"marketValue":308400,"landAssessment":61600,"improvementAssessment":246800,"livableArea":7370,"yearBuilt":1942,"lastSale":{"price":600000,"date":"2022-06-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-036028","date":"2026-05-27","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-05-27","resolution":"SVN ISSUED"},{"number":"VI-2026-036034","date":"2026-05-27","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-05-27","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2026-059075","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-05-27","completedDate":null,"violations":[{"number":"VI-2026-036028","date":"2026-05-27","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-05-27","resolution":"SVN ISSUED"}]},{"number":"CF-2026-059082","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-05-27","completedDate":null,"violations":[{"number":"VI-2026-036034","date":"2026-05-27","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-05-27","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2026-059082","date":"2026-05-27","type":null,"status":null},{"caseNumber":"CF-2026-059075","date":"2026-05-27","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99084881132641,"lng":-75.12258446321617,"geom":{"type":"Polygon","coordinates":[[[-75.122546576,39.991002134],[-75.122515983,39.990968452],[-75.122533461,39.990958149],[-75.122368301,39.990776031],[-75.122578925,39.990664934],[-75.122802447,39.990911142],[-75.122581309,39.991040425],[-75.122546576,39.991002134]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":2,"lotArea":8051,"zoning":"CMX2","grade":"C-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2755 KENSINGTON AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":119500,"taxable":119500,"land":22700,"improvement":96800,"taxableLand":22700,"taxableImprovement":96800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":119500,"taxable":119500,"land":22700,"improvement":96800,"taxableLand":22700,"taxableImprovement":96800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":123000,"taxable":123000,"land":25830,"improvement":97170,"taxableLand":25830,"taxableImprovement":97170,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":132600,"taxable":132600,"land":62513,"improvement":70087,"taxableLand":62513,"taxableImprovement":70087,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":133400,"taxable":133400,"land":62890,"improvement":70510,"taxableLand":62890,"taxableImprovement":70510,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":133400,"taxable":133400,"land":62890,"improvement":70510,"taxableLand":62890,"taxableImprovement":70510,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":133400,"taxable":133400,"land":62890,"improvement":70510,"taxableLand":62890,"taxableImprovement":70510,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":160100,"taxable":160100,"land":32020,"improvement":128080,"taxableLand":32020,"taxableImprovement":128080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":160100,"taxable":160100,"land":32020,"improvement":128080,"taxableLand":32020,"taxableImprovement":128080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":221100,"taxable":221100,"land":66330,"improvement":154770,"taxableLand":66330,"taxableImprovement":154770,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":221100,"taxable":221100,"land":66330,"improvement":154770,"taxableLand":66330,"taxableImprovement":154770,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":308400,"taxable":308400,"land":61600,"improvement":246800,"taxableLand":61600,"taxableImprovement":246800,"exemptLand":0,"exemptImprovement":0}],"taxNow":3095,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-008304","date":"2025-09-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Community Center"},{"number":"ZP-2025-011129","date":"2025-11-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A VERTICAL ADDITION TO AN EXISTING SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"CP-2025-003843","date":"2025-12-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR EXTERIOR ALTERATIONS, LEVEL III INTERIOR ALTERATIONS, AND THE ERECTION OF A MEZZANINE WITH A COMPLETE CHANGE IN USE AND OCCUPANCY CLASSIFICATION TO A GROUP A-3 COMMUNITY CENTER. EXISTING BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"PP-2026-001213","date":"2026-05-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing per plans"},{"number":"EP-2026-003328","date":"2026-06-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Provide new 250A electrical service, lighting, receptacles, HVAC power and fire alarm all work per approved plans. NEC 2017 NFPA2016"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"2 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"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."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: CP-2025-003843 (Issued), PP-2026-001213 (Issued), EP-2026-003328 (Issued).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 cases.","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/"}]}