{"asOf":"2026-07-26T16:00:22.084Z","block":"2100-2199 N HOWARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-howard-st","address":"2121-37 N HOWARD ST","parcelNumber":"886000267","source":"https://property.phila.gov/?p=886000267","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"216","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"LIFE CARE FACILITY-ASSTD LVNG","useLabel":"Apartment building","owner":"NORRIS SQUARE SENIOR","coOwner":"HOUSING","marketValue":658000,"landAssessment":131600,"improvementAssessment":526400,"livableArea":37260,"yearBuilt":1990,"lastSale":{"price":1,"date":"1998-08-03T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.964838920687164,"lng":-75.19929719492418,"geom":{"type":"Polygon","coordinates":[[[-75.133387892,39.98280967],[-75.133227539,39.982787525],[-75.13333163,39.982302187],[-75.133714133,39.982363266],[-75.133610223,39.982839629],[-75.133387892,39.98280967]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":5,"lotArea":18919,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"149 W SUSQUEHANNA AVE, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":3187600,"taxable":0,"land":956280,"improvement":2231320,"taxableLand":0,"taxableImprovement":0,"exemptLand":956280,"exemptImprovement":2231320},{"y":2027,"v":658000,"taxable":0,"land":131600,"improvement":526400,"taxableLand":0,"taxableImprovement":0,"exemptLand":131600,"exemptImprovement":526400}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"988944","date":"2019-10-02","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-24","scope":"NEW CONSTRUCTION OF A TWO-STORY ATTACHED BUILDING PER APPROVED PLANS FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13D MINIMUM. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2020-002481","date":"2020-06-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-24","scope":"For Exterior Plumbing to include CURB TRAP, FRESH AIR INLET, HOUSE DRAIN, 1\" WATER SERVICE as per 2018 Philadelphia Plumbing Code."},{"number":"FP-2020-000951","date":"2020-07-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-06-24","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS , HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. ANY DEVIATIONS WILL REQUIRE A SEPARATE PERMIT."},{"number":"EP-2020-009213","date":"2020-10-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-17","scope":"WILL BE DOING ALL ELECTRICAL WORK INCLUDING INSTALLING 200 AMP SERVICE PER 2014 NEC CODE"},{"number":"MP-2020-004990","date":"2020-10-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-24","scope":"12,000 btus indoor 1a12aa7 model. 12na2mx outdoor located in backyar, no gas its a heatpump 445 cfm. efficiency 18+ seer ."},{"number":"PP-2020-011408","date":"2020-11-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-24","scope":"fixtures with piping: 1 bibbs, 1 HWH, 1 kitchen sink, 1 laundry, 1 shower/tub, 2 lav, 2 toilets"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"862667","type":"Rental","status":"Active","businessName":"WPRE V, LP","legalName":"WPRE V, LP","address":"3844 MELON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-03-02","latestIssueDate":"2026-02-10","expirationDate":"2027-03-01","inactiveDate":null}],"licenseActivity":[{"number":"862667","type":"Rental","businessName":"WPRE V, LP","legalName":"WPRE V, LP","issuedDate":"2021-03-02","latestIssueDate":"2026-02-10","closureDate":null,"expirationDate":"2027-03-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[],"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":"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":"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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/"}],"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/"}]}