{"asOf":"2026-07-25T21:43:03.992Z","block":"2200-2299 EMERALD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-emerald-st","address":"2216 EMERALD ST","parcelNumber":"885367120","source":"https://property.phila.gov/?p=885367120","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"2216 EMERALD STREET LLC","coOwner":null,"marketValue":147900,"landAssessment":147900,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":170000,"date":"2021-06-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"3671107","date":"2015-08-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3671106","date":"2015-08-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"496511","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-08-10","completedDate":null,"violations":[{"number":"3671107","date":"2015-08-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3671106","date":"2015-08-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.983603379276154,"lng":-75.13200521894456,"geom":{"type":"Polygon","coordinates":[[[-75.13191979,39.983548369],[-75.131970915,39.983521841],[-75.132090648,39.983658389],[-75.132039523,39.983684917],[-75.13191979,39.983548369]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1037,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"212 W RTE 38 STE 700, MOORESTOWN NJ, 08057","mailOut":true,"appeals":[],"taxYears":[{"year":2013,"total":225.57,"principal":130.37,"interest":37.15,"penalty":9.13},{"year":2014,"total":371.44,"principal":180.3,"interest":35.16,"penalty":12.62},{"year":2015,"total":352.29,"principal":180.3,"interest":18.93,"penalty":12.62},{"year":2016,"total":296.54,"principal":188.35,"interest":2.82,"penalty":1.88}],"taxNet":1245.82,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":11700,"taxable":11700,"land":11700,"improvement":0,"taxableLand":11700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":11700,"taxable":11700,"land":11700,"improvement":0,"taxableLand":11700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":48000,"taxable":48000,"land":48000,"improvement":0,"taxableLand":48000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":168500,"taxable":168500,"land":168500,"improvement":0,"taxableLand":168500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":168500,"taxable":168500,"land":168500,"improvement":0,"taxableLand":168500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":168500,"taxable":168500,"land":168500,"improvement":0,"taxableLand":168500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":168500,"taxable":168500,"land":168500,"improvement":0,"taxableLand":168500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":186700,"taxable":186700,"land":186700,"improvement":0,"taxableLand":186700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":186700,"taxable":186700,"land":186700,"improvement":0,"taxableLand":186700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":186700,"taxable":186700,"land":186700,"improvement":0,"taxableLand":186700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":186700,"taxable":186700,"land":186700,"improvement":0,"taxableLand":186700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":147900,"taxable":147900,"land":147900,"improvement":0,"taxableLand":147900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":2613,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"973958","date":"2019-06-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ONE (1) ROOF DECK AND ONE (1) ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN. FOR USE AS A TWO (2) FAMILY DWELLING (HOUSEHOLD LIVING)."},{"number":"RP-2021-015701","date":"2021-12-20","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-03-10","scope":"FOR THE ERECTION OF A THREE STORY ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE. FOR USE AS TWO-FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEOTECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O., SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. Amended 12/14/2022 to revise front entry stair & entry door details. See amended sheet A100."},{"number":"FP-2022-000621","date":"2022-03-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-10","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND TWO - 1\" COMBINED SERVICES IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2021-022462","date":"2022-06-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-24","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2021-015701"},{"number":"PP-2021-022461","date":"2022-06-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-24","scope":"Plumbing Permit (Water Distribution) for combo RP-2021-015701"},{"number":"PP-2021-022463","date":"2022-06-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-10","scope":"Plumbing Permit (Interior) for combo RP-2021-015701"},{"number":"EP-2021-014050","date":"2022-07-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-13","scope":"Electrical Permit for combo RP-2021-015701"},{"number":"MP-2021-007976","date":"2022-09-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-10","scope":"Mechanical / Fuel Gas Permit for combo RP-2021-015701"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2021,"k":"sale","p":170000},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"948933","type":"Rental","status":"Active","businessName":"2216 EMERALD STREET LLC","legalName":"2216 EMERALD STREET LLC","address":"2216 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-04-12","latestIssueDate":"2026-04-22","expirationDate":"2027-04-11","inactiveDate":null}],"licenseActivity":[{"number":"948933","type":"Rental","businessName":"2216 EMERALD STREET LLC","legalName":"2216 EMERALD STREET LLC","issuedDate":"2024-04-12","latestIssueDate":"2026-04-22","closureDate":null,"expirationDate":"2027-04-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 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."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #973958: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (212 W RTE 38 STE 700, MOORESTOWN NJ, 08057).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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 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/"}]}