{"asOf":"2026-07-10T09:11:44.203Z","block":"3100-3199 W MONTGOMERY AVE","blockUrl":"https://blockreport.homes/block/3100-3199-w-montgomery-ave","address":"3110 W MONTGOMERY AVE","parcelNumber":"324081700","source":"https://property.phila.gov/?p=324081700","ownerType":"investor","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"GNR MERAV 2A LLC","coOwner":null,"marketValue":319000,"livableArea":2283,"yearBuilt":1915,"lastSale":{"price":1,"date":"2018-11-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"1693661","date":"2008-11-26","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null},{"number":"1693662","date":"2008-11-26","title":"VACANT PROP STANDARD","status":"CMPLY","resolutionDate":null},{"number":"3724494","date":"2012-07-19","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null},{"number":"3724495","date":"2015-08-25","title":"VACANT PROP UNSAFE","status":"COMPLIED","resolutionDate":null},{"number":"VI-2024-086553","date":"2024-10-17","title":"EXTERIOR AREA WEEDS","status":"SVN ISSUED","resolutionDate":"2024-10-17"}],"violationCases":[{"number":"186453","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-11-26","completedDate":"2012-06-27","violations":[{"number":"1693661","date":"2008-11-26","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null},{"number":"1693662","date":"2008-11-26","title":"VACANT PROP STANDARD","status":"CMPLY","resolutionDate":null}]},{"number":"339505","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2012-07-19","completedDate":"2016-01-19","violations":[{"number":"3724494","date":"2012-07-19","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null},{"number":"3724495","date":"2015-08-25","title":"VACANT PROP UNSAFE","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2024-112568","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-10-17","completedDate":"2024-11-22","violations":[{"number":"VI-2024-086553","date":"2024-10-17","title":"EXTERIOR AREA WEEDS","status":"SVN ISSUED","resolutionDate":"2024-10-17"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2015,"n":1,"worst":"VACANT PROP UNSAFE"},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"186453","date":"2008-11-26","type":"BRU INSP","status":"FAILED"},{"caseNumber":"186453","date":"2009-01-28","type":"BRU INSP","status":"FAILED"},{"caseNumber":"186453","date":"2010-05-21","type":"BRU INSP","status":"FAILED"},{"caseNumber":"186453","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"339505","date":"2012-07-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"339505","date":"2012-08-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"339505","date":"2013-01-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"339505","date":"2015-06-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"339505","date":"2015-07-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"339505","date":"2015-08-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"339505","date":"2015-09-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"339505","date":"2016-01-15","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2024-112568","date":"2024-10-17","type":null,"status":null}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2015,"fails":4,"passes":0},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98353811462649,"lng":-75.18529018020298,"geom":{"type":"Polygon","coordinates":[[[-75.18523452,39.98366982],[-75.185290896,39.983398286],[-75.185345692,39.983405491],[-75.185289767,39.983677858],[-75.18523452,39.98366982]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":2,"stories":3,"lotArea":1504,"zoning":"RSA5","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"829 N 29TH ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":21500,"taxable":21500},{"y":2017,"v":21500,"taxable":21500},{"y":2018,"v":21500,"taxable":21500},{"y":2019,"v":127200,"taxable":127200},{"y":2020,"v":131600,"taxable":131600},{"y":2021,"v":131600,"taxable":131600},{"y":2022,"v":131600,"taxable":131600},{"y":2023,"v":458000,"taxable":160000},{"y":2024,"v":458000,"taxable":160000},{"y":2025,"v":458000,"taxable":160000},{"y":2026,"v":458000,"taxable":160000},{"y":2027,"v":319000,"taxable":319000}],"taxNow":2240,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"646207","date":"2015-10-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-01-19","scope":"MAKE SAFE. REMOVE UNSAFE SHED. FRONT PORCH REPLACE FLOOR JOIST. RAFTER, NEW SHEATHING IN ROOF, NEW RAILING TO COMPLY CASE #339505"},{"number":"668919","date":"2016-02-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-11-01","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"671737","date":"2016-02-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-23","scope":"REPLACE WATER & DRAIN LINES 3-WATER CLOSET, 3-LAVS, 2-TUBS, 1-KITCHEN SINK & WASHING MACHINE THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"671755","date":"2016-02-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-20","scope":"200AMP SERVICE AND REWIRE PER 2008 NEC (SFD)NORTH DISTRICT"},{"number":"671773","date":"2016-02-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-23","scope":"INSTALL (1) GAS FURNACE WITH DUCTWORK. (SFD)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"viol","w":"L&I: VACANT PROP UNSAFE"},{"y":2015,"k":"insp","w":"Inspection failed ×4"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"665599","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"GNR MERAV LLC","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-05-21","latestIssueDate":"2015-05-21","expirationDate":"2016-05-31","inactiveDate":null},{"number":"707139","type":"Rental","status":"Inactive","businessName":"GNR MERAV 2, LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-07-06","latestIssueDate":"2018-07-03","expirationDate":"2019-07-05","inactiveDate":"2019-09-03"},{"number":"816896","type":"Rental","status":"Active","businessName":"GNR Merav 02A LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-06-30","latestIssueDate":"2026-06-29","expirationDate":"2027-06-29","inactiveDate":null}],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 248% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $131,600 to $458,000","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 3 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"10 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on Oct 17, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #665599: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"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/"}],"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"}]}