{"asOf":"2026-07-26T15:46:50.072Z","block":"2700-2799 INGRAM ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-ingram-st","address":"2703 INGRAM ST","parcelNumber":"886000211","source":"https://property.phila.gov/?p=886000211","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"House","owner":"COMMUNITY JUSTICE LAND TRUST","coOwner":null,"marketValue":24600,"landAssessment":6100,"improvementAssessment":18500,"livableArea":1455,"yearBuilt":2024,"lastSale":{"price":1,"date":"2023-02-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-086861","date":"2021-12-16","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-118902","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-12-16","completedDate":"2022-01-20","violations":[{"number":"VI-2021-086861","date":"2021-12-16","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-118902","date":"2021-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-118902","date":"2022-01-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93836271170381,"lng":-75.18889016647691,"geom":{"type":"Polygon","coordinates":[[[-75.188877904,39.938302562],[-75.188927173,39.938308758],[-75.188903019,39.93842254],[-75.188852736,39.938416215],[-75.188877904,39.938302562]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":597,"zoning":"RM1","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"100 W OXFORD ST STE E-2300, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE RELOCATION OF LOT LINE TO CREATE TWO (2) LOTS (PARCEL B & H) FROM TWO (2) DEEDED LOTS / \nOPA ADDRESSES (2704 & 2706 MANTON ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN.\nPARCEL H: FOR THE ERECTION OF AN ATTACHED S","status":"Completed","outcome":"Granted","date":"2021-07-13","number":"ZP-2021-000172","relatedPermit":"ZP-2021-000172"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":23600,"taxable":11800,"land":5900,"improvement":17700,"taxableLand":5900,"taxableImprovement":5900,"exemptLand":0,"exemptImprovement":11800},{"y":2025,"v":24600,"taxable":7380,"land":6150,"improvement":18450,"taxableLand":6150,"taxableImprovement":1230,"exemptLand":0,"exemptImprovement":17220},{"y":2026,"v":24600,"taxable":9225,"land":6150,"improvement":18450,"taxableLand":6150,"taxableImprovement":3075,"exemptLand":0,"exemptImprovement":15375},{"y":2027,"v":24600,"taxable":11033,"land":6100,"improvement":18500,"taxableLand":6100,"taxableImprovement":4933,"exemptLand":0,"exemptImprovement":13567}],"taxNow":129,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-000172","date":"2021-06-16","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-30","scope":"FOR THE RELOCATION OF LOT LINE TO CREATE TWO (2) LOTS (PARCEL B & H) FROM TWO (2) DEEDED LOTS / OPA ADDRESSES (2704 & 2706 MANTON ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"ZP-2021-013702","date":"2021-11-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-04-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN"},{"number":"RP-2022-003903","date":"2023-01-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-04-19","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 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.**AMEND TO CHANGE SPECIAL INSPECTOR OF WOILS**"},{"number":"FP-2023-000707","date":"2023-04-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-10","scope":"FOR THE INSTALLATION OF A ONE-INCH COMBINED DOMESTIC/FIRE SERVICE LINE AND WET FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13D."},{"number":"PP-2022-016367","date":"2023-05-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-21","scope":"Plumbing Permit (Water Distribution) for combo RP-2022-003903"},{"number":"PP-2022-016368","date":"2023-05-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-25","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2022-003903"},{"number":"PP-2022-016369","date":"2023-05-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-10","scope":"Plumbing Permit (Interior) for combo RP-2022-003903"},{"number":"MP-2022-005806","date":"2023-05-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-10","scope":"Mechanical / Fuel Gas Permit for combo RP-2022-003903"},{"number":"EP-2022-011506","date":"2023-06-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-03","scope":"Electrical Permit for combo RP-2022-003903"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"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 or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0986607","type":"Rental","status":"Active","businessName":"Community Justice Land Trust","legalName":"Community Justice Land Trust","address":"2703 INGRAM ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-08-19","latestIssueDate":"2025-08-19","expirationDate":"2026-08-18","inactiveDate":null}],"licenseActivity":[{"number":"0986607","type":"Rental","businessName":"Community Justice Land Trust","legalName":"Community Justice Land Trust","issuedDate":"2025-08-19","latestIssueDate":"2025-08-19","closureDate":null,"expirationDate":"2026-08-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 20, 2022.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation 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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}