{"asOf":"2026-07-27T20:14:06.783Z","block":"2600-2699 ISLAND AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-island-ave","address":"2604 ISLAND AVE","parcelNumber":"886000149","source":"https://property.phila.gov/?p=886000149","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"FATHER AUGUSTUS TOLTON PLACE SENIOR HOUS","coOwner":null,"marketValue":864800,"landAssessment":216200,"improvementAssessment":648600,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2023-01-18T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91012203921806,"lng":-75.24294782569426,"geom":{"type":"Polygon","coordinates":[[[-75.242600768,39.910238791],[-75.243095456,39.909694749],[-75.243387453,39.909852208],[-75.242825173,39.910470587],[-75.242905471,39.910513889],[-75.242803237,39.91062632],[-75.242705284,39.910573499],[-75.242600768,39.910238791]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-019020","type":"Fire Alarm Certification","inspectionDate":"2025-03-27","result":"Certified","expirationDate":"2026-03-27","buildingId":"1366318"},{"number":"BC-2025-014772","type":"Sprinkler Certification","inspectionDate":"2025-05-30","result":"Certified","expirationDate":"2026-05-30","buildingId":"1366318"},{"number":"BC-2026-013356","type":"Fire Alarm Certification","inspectionDate":"2026-02-04","result":"Certified","expirationDate":"2027-02-04","buildingId":"1366318"},{"number":"BC-2026-014058","type":"Sprinkler Certification","inspectionDate":"2026-04-30","result":"Certified","expirationDate":"2027-04-30","buildingId":"1366318"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19153","beds":null,"baths":null,"stories":null,"lotArea":28350,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"222 N 17TH ST 3RD FLOOR, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":864800,"taxable":216200,"land":216200,"improvement":648600,"taxableLand":216200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":648600},{"y":2026,"v":864800,"taxable":216200,"land":216200,"improvement":648600,"taxableLand":216200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":648600},{"y":2027,"v":864800,"taxable":216200,"land":216200,"improvement":648600,"taxableLand":216200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":648600}],"taxNow":3026,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"CP-2022-003686","date":"2022-12-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-29","scope":"FOR THE ERECTION OF A DETACHD STRUCTURE. FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING (45 UNITS) WITH ACCESSORY OFF-STREET PARKING LOT AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEPATATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"EP-2023-000853","date":"2023-01-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-10","scope":"Install 200 Amp Temporary Service as per 2017 nec"},{"number":"PP-2023-002871","date":"2023-04-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-03","scope":"INSTALL 47 KITCHEN SINKS, 46 DISHWASHERS, 48 HUB DRAINS, 53 WATER CLOSETS, 52 LAVATORIES, 49 SHOWER/TUBS, 1 BACKFLOW PREVENTER, 4 MOP SINKS, 10 FLOOR DRAINS, 4 WAHING MACHINE BOXES, 48 HOT WATER HEATERS, 17 ROOF DRAINS, 2 HUB DRAINS AND 1 SUMP PUMP ACCORDING TO THE 2018 PPC."},{"number":"MP-2023-001803","date":"2023-05-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-01","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2023-001052","date":"2023-05-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-05","scope":"Wire throughout new detached structure (45 dwelling units ) Install rescue assistance system. 110v interconnected smoke alarms . All em/exit lighting..Install complete fire alarm system . Install 2000amp service. ALL WORK IS TO BE DONE ACCORDING TOP APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"EP-2023-010447","date":"2023-11-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-15","scope":"We will be doing the incoming service ONLY!! Install PECO vault for transformer. Install 6- 4\" PVC conduits for 1200 amp service to a CT cabinet for a distribution panel. Install 8- 4\" PVC conduits for a 2000 amp switchboard. Install wire for the equipment and terminate wire only. All equipment is by others and setting equipment by others. Install all grounding at PECO vault as per 2017 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0957757","type":"Rental","status":"Active","businessName":"Father Augustus Tolton Place Senior Housing LLC","legalName":"Father Augustus Tolton Place Senior Housing LLC","address":"2604 ISLAND AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":45,"issuedDate":"2024-08-01","latestIssueDate":"2026-07-22","expirationDate":"2027-07-31","inactiveDate":null}],"licenseActivity":[{"number":"0957757","type":"Rental","businessName":"Father Augustus Tolton Place Senior Housing LLC","legalName":"Father Augustus Tolton Place Senior Housing LLC","issuedDate":"2024-08-01","latestIssueDate":"2026-07-22","closureDate":null,"expirationDate":"2027-07-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":45,"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":"The record identifies more than one dwelling/use.","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":"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/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Feb 4, 2027; Sprinkler Certification: Certified through Apr 30, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}