{"asOf":"2026-07-25T22:30:11.697Z","block":"2100-2199 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-master-st","address":"2117 MASTER ST","parcelNumber":"886000290","source":"https://property.phila.gov/?p=886000290","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Multi-family","owner":"SHARSWOOD III LLC","coOwner":null,"marketValue":73800,"landAssessment":18450,"improvementAssessment":55350,"livableArea":4803,"yearBuilt":2025,"lastSale":{"price":1,"date":"2025-09-08T04:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2024-079693","date":"2024-09-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-09-19","resolution":"SVN ISSUED"},{"number":"VI-2024-079695","date":"2024-09-19","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-09-19","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-103896","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-09-19","completedDate":null,"violations":[{"number":"VI-2024-079693","date":"2024-09-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-09-19","resolution":"SVN ISSUED"}]},{"number":"CF-2024-103897","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-09-19","completedDate":null,"violations":[{"number":"VI-2024-079695","date":"2024-09-19","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-09-19","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2024-103896","date":"2024-09-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-103897","date":"2024-09-19","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.976219440403064,"lng":-75.17095569912775,"geom":{"type":"Polygon","coordinates":[[[-75.171081608,39.976136742],[-75.171039103,39.976329463],[-75.170829788,39.976302137],[-75.170872296,39.976109418],[-75.171081608,39.976136742]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":4163,"zoning":"RM1","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2 COOPER ST 14TH FLOOR, CAMDEN NJ, 08102","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":73800,"taxable":73800,"land":18450,"improvement":55350,"taxableLand":18450,"taxableImprovement":55350,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":73800,"taxable":73800,"land":18450,"improvement":55350,"taxableLand":18450,"taxableImprovement":55350,"exemptLand":0,"exemptImprovement":0}],"taxNow":1033,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2022-002724","date":"2022-05-18","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-09-12","scope":"FOR THE RELOCATION OF LOT LINES TO CONSOLIDATE THREE (3) EXISTING LOTS (2117 MASTER ST, 2119 MASTER ST AND 2121 MASTER ST) INTO ONE LOT (PROPOSED LOT D) SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2022-011028","date":"2022-10-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2022-003358","date":"2022-12-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-10","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE OF TYPE V-B CONSTRUCTION FOR USE AS A THREE (3) FAMILY DWELLING (GROUP R-2). EACH DWELLING TO HAVE ITS OWN INDEPENDENT MEANS OF EGRESS. BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13R AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. **SUBMISSION OF WOOD TRUSS SHOP DRAWINGS DEFERRED. A BUILDING PERMIT AMENDMENT IS REQUIRED FOR INSTALLATION OF WOOD TRUSSES.**"},{"number":"SP-2023-000399","date":"2023-05-22","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-09-12","scope":"SITEWORK ASSOCIATED WITH MULTI-FAMILY NEW CONSTRUCTION DEVELOPMENT (SEE PERMIT CP-2022-003358) TO INCLUDE STORMWATER INFILTRATION BASIN AS PER APPROVED PLANS. *2018 IBC REVIEW* **SEPARATE PERMIT REQUIRED FOR PLUMBING WORK**"},{"number":"PP-2023-006549","date":"2023-05-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-25","scope":"Plumbing Permit for combo SP-2023-000399"},{"number":"EP-2022-012997","date":"2023-08-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-28","scope":"Install 400 amp electrical service, receptacles, switches, lighting, exit/emergency lights, and smoke/CO alarms as per attached documents and 2017 NEC. ***NO FIRE ALARM ON THIS PERMIT***"},{"number":"PP-2022-018611","date":"2023-12-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-10","scope":"Plumbing Permit (Interior) for combo CP-2022-003358"},{"number":"MP-2022-006642","date":"2023-12-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-10","scope":"Mechanical / Fuel Gas Permit for combo CP-2022-003358"},{"number":"FP-2024-000135","date":"2024-02-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-10-10","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A 2 INCH WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"0991350","type":"Rental","status":"Active","businessName":"Sharswood III LLC","legalName":"Sharswood III LLC","address":"2117 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-10-16","latestIssueDate":"2025-10-16","expirationDate":"2026-10-15","inactiveDate":null}],"licenseActivity":[{"number":"0991350","type":"Rental","businessName":"Sharswood III LLC","legalName":"Sharswood III LLC","issuedDate":"2025-10-16","latestIssueDate":"2025-10-16","closureDate":null,"expirationDate":"2026-10-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["6 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":"violations","level":"attention","title":"2 open L&I violations","finding":"2 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2 COOPER ST 14TH FLOOR, CAMDEN NJ, 08102).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 Sep 19, 2024.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"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":"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/"},{"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"}]}