{"asOf":"2026-07-23T23:09:12.363Z","block":"2900-2999 E VICTORIA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2900-2999-e-victoria-st","address":"2901-25 E VICTORIA ST","parcelNumber":"885989960","source":"https://property.phila.gov/?p=885989960","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SJ","buildingCodeNew":null,"buildingClass":"VACANT LAND INDUST ACRE+","buildingClassNew":null,"useLabel":"Vacant lot","owner":"NELLO CONSTRUCTION INC","coOwner":null,"marketValue":308000,"landAssessment":308000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2003-09-11T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98639035466076,"lng":-75.08946775877509,"geom":{"type":"Polygon","coordinates":[[[-75.088955095,39.986213832],[-75.089478112,39.985942902],[-75.089998236,39.986529826],[-75.089397776,39.986840194],[-75.08918847,39.986604129],[-75.089261017,39.986566269],[-75.088955095,39.986213832]]]},"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":47390,"zoning":"I2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2935 E VICTORIA ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A TOTAL OF TWELVE (12) ONE (1) STORY GARAGE STRUCTURES EACH TO INCLUDE ONE (1) INTERIOR OFF-STREET PARKING SPACE. ALL PROPOSED GARAGES TO BE USED \nFOR CONTRACTOR'S STORAGE (NO STORAGE OR BAILING OF JUNK, SCRAP MET","status":"OPEN","outcome":"Granted","date":"2010-12-07","number":"13294","relatedPermit":"289269"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":137400,"taxable":137400,"land":137400,"improvement":0,"taxableLand":137400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":137400,"taxable":137400,"land":137400,"improvement":0,"taxableLand":137400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":146400,"taxable":146400,"land":146400,"improvement":0,"taxableLand":146400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":150700,"taxable":150700,"land":150700,"improvement":0,"taxableLand":150700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":150700,"taxable":150700,"land":150700,"improvement":0,"taxableLand":150700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":150700,"taxable":150700,"land":150700,"improvement":0,"taxableLand":150700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":150700,"taxable":150700,"land":150700,"improvement":0,"taxableLand":150700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":237000,"taxable":237000,"land":237000,"improvement":0,"taxableLand":237000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":237000,"taxable":237000,"land":237000,"improvement":0,"taxableLand":237000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":237000,"taxable":237000,"land":237000,"improvement":0,"taxableLand":237000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":237000,"taxable":237000,"land":237000,"improvement":0,"taxableLand":237000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":308000,"taxable":308000,"land":308000,"improvement":0,"taxableLand":308000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3318,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"63327","date":"2007-03-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-03-20","scope":"OPEN AIR STORAGE OF CONSTRUCTION MATERIAL"},{"number":"289269","date":"2011-01-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-01-07","scope":"CONSTRUCTION OF 2 BLDGS WITH 6 GARAGES PER BLDG GARAGES (12 STRUCTURES PER ZONING) TO STORE CONTRACTORS EQUIP WITH OFF-STREET PARKING IN EACH"},{"number":"323849","date":"2011-10-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ERECTION OF 12 ONE STORY GARAGES FOR STORAGE OF CONTRACTORS EQUIPMENT WITH FIRE DIVISION WALLS PER PLAN. C.O."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Use"},{"y":2010,"k":"appeal","w":"Appeal granted"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"permit","w":"New construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $237,000 to $308,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #13294: OPEN · Granted; related permit 289269. Use permit #63327: 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":"1 permit not marked completed: 323849 (EXPIRED).","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":"1 fire/suppression-related permit 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":"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.","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/"}]}