{"asOf":"2026-07-10T20:29:30.132Z","block":"2300-2399 WATKINS ST","blockUrl":"https://blockreport.homes/block/2300-2399-watkins-st","address":"2304 WATKINS ST","parcelNumber":"364093400","source":"https://property.phila.gov/?p=364093400","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"House","owner":"ROBERT ROSS","coOwner":"MARGARET","marketValue":169700,"livableArea":948,"yearBuilt":1925,"lastSale":{"price":1,"date":"2022-03-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"3558478","date":"2015-03-04","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211980481","date":"2019-12-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-06-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211980482","date":"2019-12-17","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2024-06-26","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"470239","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-03-04","completedDate":"2015-07-20","violations":[{"number":"3558478","date":"2015-03-04","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"719293","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-12-18","completedDate":"2025-08-14","violations":[{"number":"211980481","date":"2019-12-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-06-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211980482","date":"2019-12-17","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2024-06-26","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2019,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"470239","date":"2015-03-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"470239","date":"2015-04-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"470239","date":"2015-05-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"470239","date":"2015-06-26","type":"PRECOURT","status":"PASSED"},{"caseNumber":"719293","date":"2019-12-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"719293","date":"2022-02-05","type":null,"status":"FAILED"},{"caseNumber":"719293","date":"2022-04-01","type":null,"status":"FAILED"},{"caseNumber":"719293","date":"2022-05-20","type":null,"status":"FAILED"},{"caseNumber":"719293","date":"2023-01-05","type":null,"status":"FAILED"},{"caseNumber":"719293","date":"2023-03-29","type":null,"status":"FAILED"},{"caseNumber":"719293","date":"2023-05-23","type":null,"status":"FAILED"},{"caseNumber":"719293","date":"2024-06-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":9515.56,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":9515.56,"principalDue":2610.56,"penaltyDue":379.8,"interestDue":5511.53,"otherChargesDue":1013.67,"yearsOwed":16,"oldestYearOwed":1999,"mostRecentYearOwed":2014,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":70600,"taxableAssessment":70600,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":358.35,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93063535629679,"lng":-75.18367990855633,"geom":{"type":"Polygon","coordinates":[[[-75.183668908,39.930568217],[-75.183718903,39.930574478],[-75.18369018,39.930703003],[-75.1836414,39.930696753],[-75.183668908,39.930568217]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":1,"stories":2,"lotArea":672,"zoning":"RSA5","grade":"C-","basement":"I","heater":"H","centralAir":false,"extCond":"5","intCond":"4","garage":null,"homestead":true,"mail":"2304 WATKINS ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[{"year":1999,"total":506.89,"principal":0,"interest":380.58,"penalty":19.63},{"year":2000,"total":488.13,"principal":0,"interest":414.36,"penalty":21.5},{"year":2001,"total":359.34,"principal":0,"interest":302.73,"penalty":16.27},{"year":2002,"total":618.84,"principal":152.24,"interest":390.06,"penalty":21.5},{"year":2003,"total":755.38,"principal":307.15,"interest":363.97,"penalty":21.5},{"year":2004,"total":726.08,"principal":307.15,"interest":336.33,"penalty":21.5},{"year":2005,"total":696.77,"principal":307.15,"interest":308.68,"penalty":21.5},{"year":2006,"total":667.47,"principal":307.15,"interest":281.04,"penalty":21.5},{"year":2007,"total":638.17,"principal":307.15,"interest":253.4,"penalty":21.5},{"year":2008,"total":608.86,"principal":307.15,"interest":225.75,"penalty":21.5},{"year":2009,"total":579.57,"principal":307.15,"interest":198.11,"penalty":21.5},{"year":2010,"total":550.26,"principal":307.15,"interest":170.46,"penalty":21.5},{"year":2011,"total":520.96,"principal":307.15,"interest":142.82,"penalty":21.5},{"year":2012,"total":491.66,"principal":307.15,"interest":115.18,"penalty":21.5},{"year":2013,"total":462.35,"principal":307.15,"interest":87.53,"penalty":21.5},{"year":2014,"total":1325.51,"principal":919.98,"interest":179.4,"penalty":64.4}],"taxNet":9996.24,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":59700,"taxable":59700},{"y":2017,"v":59700,"taxable":59700},{"y":2018,"v":59700,"taxable":29700},{"y":2019,"v":65700,"taxable":25700},{"y":2020,"v":70600,"taxable":25600},{"y":2021,"v":70600,"taxable":25600},{"y":2022,"v":70600,"taxable":25600},{"y":2023,"v":135400,"taxable":55400},{"y":2024,"v":135400,"taxable":55400},{"y":2025,"v":154900,"taxable":54900},{"y":2026,"v":154900,"taxable":54900},{"y":2027,"v":169700,"taxable":69700}],"taxNow":768,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"RP-2024-003465","date":"2024-05-15","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-06-27","scope":"MAKE SAFE TO ADDRESS CASE FILE # 719293 FOR REPAIRS TO THE EXTERIOR WALL AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2018 IRC. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. IF FIELD CONDITIONS VARY CONTACT ENGINEER PRIOR TO START OF WORK."},{"number":"EP-2026-002129","date":"2026-03-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-14","scope":"Replace 100 amp panel with new 100 amp 30 space panel"},{"number":"PP-2026-003705","date":"2026-03-23","work":"Bathroom & Kitchen Remodel","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replace Underfloor Plumbing in 2nd Floor Bathroom with Fixture replacement of (1) Toilet (1) Lav (1) Tub . with Pipe replacement"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"L&I violation"},{"y":2019,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Bathroom & Kitchen Remodel"}],"rented":false,"licenses":[],"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":["$9,516 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 2022, 2023"],"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":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2026-003705 (Issued).","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 3 historical violations across 2 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$9,515.56 was recorded in the City’s 2022-06 delinquency snapshot for 1999–2014.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 26, 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":"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":"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"}]}