{"asOf":"2026-07-31T17:39:50.045Z","block":"2200-2299 N AMERICAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-american-st","address":"2227-33 N AMERICAN ST","parcelNumber":"885935260","source":"https://property.phila.gov/?p=885935260","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"SI","buildingCodeNew":null,"buildingClass":"VACANT LAND INDUST < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"FORMAN ARTS INITIATIVE INC","coOwner":null,"marketValue":451700,"landAssessment":451700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1450000,"date":"2023-01-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"719867","date":"2007-10-31","code":"A-000.0/11","title":"VIOL BC 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INSP","status":"PASSED"},{"caseNumber":"246908","date":"2013-04-20","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"246908","date":"2013-04-20","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"246908","date":"2013-04-20","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"246908","date":"2013-04-20","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"246908","date":"2013-04-20","type":"CSUINITIAL","status":"NONE"}],"inspYears":[{"y":2011,"fails":2,"passes":1},{"y":2013,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.984818775996104,"lng":-75.13715263026445,"geom":{"type":"Polygon","coordinates":[[[-75.136907149,39.984933175],[-75.136970472,39.984645698],[-75.137397153,39.98470382],[-75.137334029,39.98499214],[-75.136907149,39.984933175]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":12906,"zoning":"ICMX","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"201 ROUSE BLV, PHILADELPHIA PA, 19112","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":25800,"taxable":25800,"land":25800,"improvement":0,"taxableLand":25800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":25800,"taxable":25800,"land":25800,"improvement":0,"taxableLand":25800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":375000,"taxable":375000,"land":375000,"improvement":0,"taxableLand":375000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":375000,"taxable":375000,"land":375000,"improvement":0,"taxableLand":375000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":375000,"taxable":375000,"land":375000,"improvement":0,"taxableLand":375000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":375000,"taxable":375000,"land":375000,"improvement":0,"taxableLand":375000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":375000,"taxable":375000,"land":375000,"improvement":0,"taxableLand":375000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":337500,"taxable":337500,"land":337500,"improvement":0,"taxableLand":337500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":337500,"taxable":0,"land":337500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":337500,"exemptImprovement":0},{"y":2025,"v":219400,"taxable":0,"land":219400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":219400,"exemptImprovement":0},{"y":2026,"v":219400,"taxable":0,"land":219400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":219400,"exemptImprovement":0},{"y":2027,"v":451700,"taxable":0,"land":451700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":451700,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"362485","date":"2011-09-12","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-12-07","scope":"COMPLETE DEMO OF EXISTING BUILDING TO CREATE A VACANT LOT AND COMPLY VIOLATION # 246908"},{"number":"362464","date":"2011-09-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-09-12","scope":"COMPLETE DEMO OF EXISTING BUILDING TO CREATE A VACANT LOT."},{"number":"634495","date":"2015-09-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-09-15","scope":"FOR THE CREATION OF FIVE (5) OPEN-AIR OFF-STREET PARKING SPACES ACCESSORY TO EQUIPMENT AND MATERIALS STORAGE YARDS AND BUILDINGS USE, AND FOR THE ERECTION OF A DETACHED STRUCTURE ON THE LOT FOR USE AS BUSINESS AND PROFESSIONAL. FOR USE AS EQUIPMENT AND MATERIALS STORAGE YARDS AND BUILDINGS, WITH FIVE (5) ACCESSORY PARKING SPACES, AND A DETACHED STRUCTURE FOR USE AS BUSINESS AND PROFESSIONAL."},{"number":"726323","date":"2017-01-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"SUPPLY ELEC TO OFFICE/STORAGE CONTAINER. CONTAINER IS FACTORY WIRED BY MANUFACTURE"},{"number":"1024382","date":"2019-12-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-12-11","scope":"FOR THE ERECTION OF AN DETACHED TWO STORY STRUCTURE-FOR USE AS A DISTRIBUTOR OF MALT / BREWED BEVERAGES (BEER DISTRIBUTOR) AND ACCESSORY OFFICE ON THE 1ST FLOOR AND STORAGE ON THE 2ND FLOOR AS PER ATTACHED PLANS"},{"number":"ZP-2025-005620","date":"2025-06-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Parks and Open Space - Active Recreation"},{"number":"ZP-2025-012469","date":"2026-01-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"CP-2025-005528","date":"2026-02-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN UNENCLOSED PAVILION. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"SP-2026-000380","date":"2026-06-30","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF FOUNDATIONS FOR PROPOSED SCULPTURES AS PER APPROVED PLANS. NO EXCAVATION IN EXCESS OF FIVE FEET. *2018 IBC REVIEW*"},{"number":"EP-2026-005176","date":"2026-07-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Provide conduit and wire for new lighting and receptacles. Provide conduit and pull string only for audiovisual equipment as per 2017 NEC."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"demo"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"sale","p":375000},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Foundation"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #362464: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: CP-2025-005528 (Issued), SP-2026-000380 (Issued), EP-2026-005176 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"2 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was NONE on Apr 20, 2013.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"}],"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/"}]}