{"asOf":"2026-07-11T04:48:07.958Z","block":"2900-2999 MEMPHIS ST","blockUrl":"https://blockreport.homes/block/2900-2999-memphis-st","address":"2923 MEMPHIS ST","parcelNumber":"251488800","source":"https://property.phila.gov/?p=251488800","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"House","owner":"MARCELIS FRANCIS","coOwner":null,"marketValue":174800,"livableArea":1152,"yearBuilt":1925,"lastSale":{"price":1,"date":"2016-06-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"3689574","date":"2015-07-13","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3689573","date":"2015-07-13","code":"PM-307.1/13","title":"WALL FIRE DAMAGED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4226760","date":"2015-11-09","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4226758","date":"2015-11-09","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4226757","date":"2015-11-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4226759","date":"2015-11-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4226761","date":"2015-11-09","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3766041","date":"2015-11-09","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3766040","date":"2015-11-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-071061","date":"2023-09-16","code":null,"title":null,"status":"CLOSED","resolutionDate":"2024-01-05","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"490996","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-07-13","completedDate":"2015-11-10","violations":[{"number":"3689574","date":"2015-07-13","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3689573","date":"2015-07-13","code":"PM-307.1/13","title":"WALL FIRE DAMAGED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"509800","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2015-11-10","completedDate":"2017-06-20","violations":[{"number":"4226760","date":"2015-11-09","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4226758","date":"2015-11-09","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4226757","date":"2015-11-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4226759","date":"2015-11-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4226761","date":"2015-11-09","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"509801","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-11-10","completedDate":"2015-12-10","violations":[{"number":"3766041","date":"2015-11-09","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3766040","date":"2015-11-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-096154","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-16","completedDate":"2024-10-22","violations":[{"number":"VI-2023-071061","date":"2023-09-16","code":null,"title":null,"status":"CLOSED","resolutionDate":"2024-01-05","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2015,"n":9,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"490996","date":"2015-06-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"490996","date":"2015-08-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509800","date":"2015-11-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509801","date":"2015-11-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509801","date":"2015-11-26","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"509800","date":"2015-11-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509800","date":"2015-12-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509800","date":"2016-01-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509800","date":"2016-03-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509800","date":"2016-04-07","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"509800","date":"2016-04-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"509800","date":"2016-05-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"509800","date":"2016-12-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"509800","date":"2017-01-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"509800","date":"2017-01-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"509800","date":"2017-02-14","type":"PRECOURT","status":"FAILED"},{"caseNumber":"509800","date":"2017-06-20","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2023-096154","date":"2023-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096154","date":"2023-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096154","date":"2023-11-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":6,"passes":1},{"y":2016,"fails":5,"passes":0},{"y":2017,"fails":3,"passes":1},{"y":2023,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98546355694343,"lng":-75.11310791613971,"geom":{"type":"Polygon","coordinates":[[[-75.113063068,39.98537816],[-75.113194035,39.985527314],[-75.113152273,39.98554881],[-75.113021759,39.985399328],[-75.113063068,39.98537816]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":3,"baths":1,"stories":2,"lotArea":904,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"4","garage":null,"homestead":true,"mail":"11005 RENNARD ST, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":84000,"taxable":84000},{"y":2017,"v":84000,"taxable":84000},{"y":2018,"v":84000,"taxable":84000},{"y":2019,"v":85900,"taxable":85900},{"y":2020,"v":92500,"taxable":92500},{"y":2021,"v":92500,"taxable":92500},{"y":2022,"v":92500,"taxable":92500},{"y":2023,"v":142800,"taxable":142800},{"y":2024,"v":142800,"taxable":142800},{"y":2025,"v":161700,"taxable":161700},{"y":2026,"v":161700,"taxable":61700},{"y":2027,"v":174800,"taxable":74800}],"taxNow":864,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"691110","date":"2016-06-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR INTERIOR RENOVATIONS THROUGHOUT AN EXISTING BUILDING FOR USE AS A SINGLE FAMILY DWELLING. RENOVATIONS TO INCLUDE THE REPLACEMENT OF EXTERIOR WALLS, FLOOR JOISTS AND ROOF ASSEMBLY. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY AND AMENDED PERMIT REQUIRED FOR SPECIAL INSPECTIONS. WORK TO COMPLY WITH CASE NO.509800. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"757654","date":"2017-02-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-28","scope":"EZ PLUMBING PERMIT - \"SEAL LATERAL\" - ABANDONED LATERALS SHALL HAVE THE HOUSE TRAP REMOVED AND THE PIPE SHALL BE HERMETICALLY SEALED BY A CAP OR PLUG AT THE CURB LINE - \"SELF-CERTIFICATIONS ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION \"."},{"number":"755641","date":"2017-02-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-02-14","scope":"FOR THE COMPLETE DEMOLITION & TO DOCUMENT FIRE DAMAGE TO REMOVE GREATER THAN 2/3RDS OF THE BUILDING FRAMING & FOR REMOVAL OF EXTERIOR BUILDING WALLS OF AN EXISTING ATTACHED STRUCTURE. FOUNDATION AND 1ST FLOOR FRAMING TO REMAIN. USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY."},{"number":"755642","date":"2017-02-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-06-20","scope":"FOR THE COMPLETE DEMOLITION (HAND DEMO.) OF AN EXISTING ATTACHED STRUCTURE & TO DOCUMENT FIRE DAMAGE TO REMOVE GREATER THAN 2/3RDS OF THE BUILDING FRAMING & FOR REMOVAL OF EXTERIOR BUILDING WALLS OF AN EXISTING ATTACHED STRUCTURE. FOUNDATION AND 1ST FLOOR FRAMING TO REMAIN. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED.APPLICANT TO NOTIFY ADJACENT OWNERS."},{"number":"800813","date":"2017-12-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-07-14","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE ON AN EXISTING FOUNDATION SYSTEM AS PER APPROVED PLANS. FOR USE AS A SINGLE FAMILY DWELLING. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"846046","date":"2018-02-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-14","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. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"852018","date":"2018-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-12","scope":"INSTALL 200AMP SERVICE COMPLETE WITH GROUND AND WIRE THORUGHOUT SFD WITH OUTLETS, SWITCHES, LIGHTS, GFCI, SMOKES AND CO DETECTORS AS PER NEC CODE 2008 (EAST DISTRICT)"},{"number":"854393","date":"2018-02-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-08","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK."},{"number":"855802","date":"2018-03-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-11","scope":"INSTALL 3WC, 3LAV, 1TUB, 2SHOWER, 1K SINK, 1WASHER, 1GARB DIS,1 WATER HEATER. INSTALL H DRAIN, H TRAP, FAI 1\" COMBO PA1# 2018-0540135 THE INSTALLATION WILL COMPY WITH THE PHILADEPHIA PLUBMING CODE 2004 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"New construction","storyDelta":7.65,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Demolition"},{"y":2017,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"sale","p":345000}],"rented":false,"licenses":[{"number":"258296","type":"Rental","status":"Inactive","businessName":"RUSSELL QUACKENBUSH (RUTH SAINTE QUACKENBUSH)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-05-25","latestIssueDate":"2015-03-31","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #755641: COMPLETED.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 691110 (EXPIRED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 10 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Nov 27, 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}