{"asOf":"2026-07-09T22:49:38.294Z","block":"2000-2099 FITZWATER ST","blockUrl":"https://blockreport.homes/block/2000-2099-fitzwater-st","address":"2025 FITZWATER ST","parcelNumber":"301095900","source":"https://property.phila.gov/?p=301095900","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"PRESTON BROWN","marketValue":537600,"livableArea":1994,"yearBuilt":1915,"lastSale":{"price":1,"date":"1967-07-21T04:00:00Z"},"openViolations":0,"violYears":[{"y":2007,"n":3,"worst":null},{"y":2008,"n":2,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":7,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2025,"n":4,"worst":null}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":4,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":7,"passes":0},{"y":2015,"fails":2,"passes":2},{"y":2016,"fails":4,"passes":0},{"y":2017,"fails":3,"passes":4},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":4,"passes":2}],"taxOwed":20334.49,"lat":39.943275726183906,"lng":-75.17620044749857,"geom":{"type":"Polygon","coordinates":[[[-75.176196212,39.943160509],[-75.176254928,39.943167871],[-75.176205216,39.943390047],[-75.176146068,39.943383013],[-75.176196212,39.943160509]]]},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1328,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":false,"extCond":"4","intCond":"5","garage":null,"homestead":false,"mail":"2025 FITZWATER ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"PREMISES IS IN OMPLIANCE, REINSPECTION HAS NOT BEEN CONDUCTED PER VIOLATION NOTICE.","status":"OPEN","outcome":"MOOT","date":"2017-11-22","number":"31659"},{"type":"LIRB Violation Appeal","grounds":"appellant selects \"disagree with violation and/or action\"\n\nLate Appeal\n\njb","status":"Closed","outcome":"Withdrawn","date":"2026-01-06","number":"HA-2025-004331"}],"taxYears":[{"year":2016,"total":2002.38,"principal":1570.96,"interest":23.56,"penalty":15.71}],"taxNet":2002.38,"taxLien":true,"timesSold":0,"abated":false,"valueSeries":[{"y":2016,"v":201500,"taxable":201500},{"y":2017,"v":201500,"taxable":201500},{"y":2018,"v":201500,"taxable":201500},{"y":2019,"v":350000,"taxable":350000},{"y":2020,"v":342000,"taxable":342000},{"y":2021,"v":342000,"taxable":342000},{"y":2022,"v":342000,"taxable":342000},{"y":2023,"v":338000,"taxable":338000},{"y":2024,"v":338000,"taxable":338000},{"y":2025,"v":338000,"taxable":338000},{"y":2026,"v":338000,"taxable":338000},{"y":2027,"v":537600,"taxable":537600}],"taxNow":7525,"familyHeld":false,"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"insp","w":"L&I: 3 failed, 4 passed"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"appeal","w":"Appeal moot"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"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":["$20,334 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2025"],"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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 59% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $338,000 to $537,600","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[],"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"}]}