{"asOf":"2026-07-11T01:13:04.745Z","block":"500-599 COBBS CREEK PKWY","blockUrl":"https://blockreport.homes/block/500-599-cobbs-creek-pkwy","address":"505 COBBS CREEK PKWY","parcelNumber":"032255100","source":"https://property.phila.gov/?p=032255100","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"Multi-family","owner":"HARAMES LLC","coOwner":null,"marketValue":430600,"livableArea":1840,"yearBuilt":1925,"lastSale":{"price":625000,"date":"2023-10-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"1873485","date":"2010-11-02","code":"PM-405.3/8","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1873486","date":"2010-11-02","code":"PM-405.3/1","title":"INT-PLMBG FIXTURES-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-063483","date":"2023-08-24","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-24","resolution":"WARNING ISSUED"},{"number":"VI-2023-082725","date":"2023-10-23","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-10-23","resolution":"SVN ISSUED"}],"violationCases":[{"number":"257205","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-11-03","completedDate":"2010-12-09","violations":[{"number":"1873485","date":"2010-11-02","code":"PM-405.3/8","title":"DRAINAGE-MAIN DRAIN REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1873486","date":"2010-11-02","code":"PM-405.3/1","title":"INT-PLMBG FIXTURES-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-086462","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-24","completedDate":"2023-08-25","violations":[{"number":"VI-2023-063483","date":"2023-08-24","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-24","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-110445","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-23","completedDate":"2023-11-08","violations":[{"number":"VI-2023-082725","date":"2023-10-23","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-10-23","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"257205","date":"2010-11-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"257205","date":"2010-12-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-086462","date":"2023-08-24","type":null,"status":null},{"caseNumber":"CF-2023-110445","date":"2023-10-23","type":null,"status":null}],"inspYears":[{"y":2010,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95450018248424,"lng":-75.24814489842204,"geom":{"type":"Polygon","coordinates":[[[-75.247973704,39.954502495],[-75.247982411,39.954458276],[-75.248316043,39.954497742],[-75.248306719,39.954542173],[-75.247973704,39.954502495]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-020996","type":"Fire Alarm Certification","inspectionDate":"2023-10-14","result":"Certified","expirationDate":"2024-10-14","buildingId":"1423060"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":4,"baths":1,"stories":2,"lotArea":1472,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"6537W 4600S, HOOPER UT, 84315","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached:","status":"Closed","outcome":"Complete","date":"2024-08-30","number":"HA-2023-004434","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-09-12","number":"HA-2023-004616","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":71300,"taxable":41300},{"y":2017,"v":71300,"taxable":41300},{"y":2018,"v":71300,"taxable":41300},{"y":2019,"v":55200,"taxable":15200},{"y":2020,"v":57300,"taxable":12300},{"y":2021,"v":57300,"taxable":12300},{"y":2022,"v":57300,"taxable":12300},{"y":2023,"v":89600,"taxable":89600},{"y":2024,"v":444000,"taxable":89600},{"y":2025,"v":444000,"taxable":89600},{"y":2026,"v":444000,"taxable":89600},{"y":2027,"v":430600,"taxable":86896}],"taxNow":1254,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"156158","date":"2008-06-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-06-12","scope":"REPLACEMENT OF HOUSE TRAP AND FRESH AIR INLET"},{"number":"791048","date":"2017-06-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-18","scope":"INSTALL 100A PANEL, 5- RECEPTACLES, 1- 110V CARBON/SMOKE DETECTOR, 4- PULLCHAINS, 2- FIXTURES. REPLACE 15- SWITCHES, 15- RECEPTACLES AND 5- FIXTURES... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"832109","date":"2017-11-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-13","scope":"REPLACE BATHTUB, WATER CLOSET AND LAVATORY"},{"number":"GM-2022-008822","date":"2022-10-17","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-12-06","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. Separate Streets Department permit required for sidewalk and street closures. *CONTRACTOR IS A SOLE PROPRIETOR WITH NO EMPLOYEES*"},{"number":"ZP-2022-012433","date":"2022-11-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-006756","date":"2023-01-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-11-14","scope":"FOR LEVEL II ALTERATION WITH COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE MULTI-FAMILY HOUSEHOLD LIVING (4 DWELLING UNITS) WITH THE EXISTING STRUCTURE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP AND FP WORK."},{"number":"PP-2023-001141","date":"2023-02-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-25","scope":"Install drain lines and water supply lines for 5 toilets, 5 vanities, 5 tubs, 4 kitchen sinks and 4 washer boxes."},{"number":"MP-2023-000297","date":"2023-02-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-10-24","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR A MULTI-FAMILY DWELLING. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-001175","date":"2023-02-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-12","scope":"Install 400 amp service and wire throughout. Install outlets, lights, switches, smoke alarms, grounding, emergency lights, and exit signs as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"FP-2023-000298","date":"2023-05-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-10-24","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-009704","date":"2023-07-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-06","scope":"REPAIR/REPLACE SANITARY AND STORM MD, CT, FAI & 1\" WDP"}],"storyTag":"New construction","storyDelta":3.81,"timeline":[{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"sale","p":625000},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"940508","type":"Rental","status":"Active","businessName":"Harames LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2023-12-21","latestIssueDate":"2026-02-04","expirationDate":"2026-12-20","inactiveDate":null}],"units":4,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 14, 2024","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (6537W 4600S, HOOPER UT, 84315).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 23, 2023.","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":"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 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 3 cases.","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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}