{"asOf":"2026-07-10T08:09:31.102Z","block":"2500-2599 N 11TH ST","blockUrl":"https://blockreport.homes/block/2500-2599-n-11th-st","address":"2501 N 11TH ST","parcelNumber":"371187005","source":"https://property.phila.gov/?p=371187005","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":false,"taxExempt":true,"institutional":true,"buildingClass":"APT 2-4 UNITS 2 STY FRAME","useLabel":"Apartment building","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":196200,"livableArea":1592,"yearBuilt":2011,"lastSale":{"price":1,"date":"2011-03-10T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99026301094053,"lng":-75.1496845497205,"geom":{"type":"Polygon","coordinates":[[[-75.149790419,39.990323895],[-75.1495572,39.990293448],[-75.149576826,39.990202879],[-75.14981226,39.990231877],[-75.149790419,39.990323895]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-014155","type":"Sprinkler Certification","inspectionDate":"2022-10-05","result":"Certified","expirationDate":"2023-10-05","buildingId":"1040200"},{"number":"BC-2023-010357","type":"Fire Alarm Certification","inspectionDate":"2023-04-28","result":"Certified","expirationDate":"2024-04-28","buildingId":"1040200"},{"number":"BC-2023-023550","type":"Sprinkler Certification","inspectionDate":"2023-10-25","result":"Certified","expirationDate":"2024-10-25","buildingId":"1040200"},{"number":"BC-2024-012655","type":"Fire Alarm Certification","inspectionDate":"2024-03-27","result":"Certified","expirationDate":"2025-03-27","buildingId":"1040200"},{"number":"BC-2024-030979","type":"Sprinkler Certification","inspectionDate":"2024-11-08","result":"Certified","expirationDate":"2025-11-08","buildingId":"1040200"},{"number":"BC-2025-008794","type":"Fire Alarm Certification","inspectionDate":"2025-04-03","result":"Certified","expirationDate":"2026-04-03","buildingId":"1040200"},{"number":"BC-2026-010577","type":"Fire Alarm Certification","inspectionDate":"2026-04-01","result":"Certified","expirationDate":"2027-04-01","buildingId":"1040200"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":4,"baths":null,"stories":1,"lotArea":2244,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A ROOMING UNIT FOR MAXIMUM OF ONE (1) PERSON (SINGLE ROOM RESIDENCE) IN THE\nSAME BUILDING WITH EXISTING FOUR (4) FAMILY DWELLING AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE.","status":"Closed","outcome":"Withdrawn","date":"2026-05-13","number":"23427","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":90000,"taxable":0},{"y":2017,"v":90000,"taxable":0},{"y":2018,"v":90000,"taxable":0},{"y":2019,"v":313600,"taxable":0},{"y":2020,"v":286800,"taxable":0},{"y":2021,"v":286800,"taxable":0},{"y":2022,"v":286800,"taxable":0},{"y":2023,"v":779500,"taxable":0},{"y":2024,"v":779500,"taxable":0},{"y":2025,"v":388300,"taxable":0},{"y":2026,"v":388300,"taxable":0},{"y":2027,"v":196200,"taxable":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"267078","date":"2010-03-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-03-16","scope":"RELOCATION OF LOT LINES TO CREATE 1 LOT FROM 2 AND DEMOLITION OF ALL EXISTING SITE IMPROVEMENTS ON VACANT LAND. THE PROPOSED LOT WILL INCLUDE A 2 STORY, 23 FT. HIGH MULTI FAMILY LIVING FACILITY. WITH 4 EFFICIENCY UNITS."},{"number":"250088","date":"2010-03-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-03-16","scope":"RELOCATION OF LOT LINES TO CREATE 1 LOT FROM 2 AND DEMOLITION OF ALL EXISTING SITE IMPROVEMENTS ON VACANT LAND. THE PROPOSED LOT WILL INCLUDE A 2 STORY, 23 FT. HIGH MULTI FAMILY LIVING FACILITY. WITH 4 EFFICIENCY UNITS."},{"number":"262991","date":"2010-03-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-11-15","scope":"ERECTION OF TWO STY DETACHED STRUCTURE W/ COVERED PORCH FOR A NEW FOUR FAM DWLG."},{"number":"280510","date":"2010-05-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-11-15","scope":"23 FIXTURES WITH PIPING FOR 4 FAMILY DWELLING (AS PER PLANS)"},{"number":"280695","date":"2010-05-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-05-25","scope":"INSTALL 6\" LATERAL AND CURB TRAPS, FRESH AIR INLET, 1 1/2 WATER SERVICE TO SIDEWALK"},{"number":"278251","date":"2010-06-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-11-15","scope":"INSTALLATION OF FIRE SPRINKLER SYSTEM"},{"number":"288215","date":"2010-07-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-07-30","scope":"FOR THE AMENDMENT OF AP #262991 TO UPDATE PERMIT DESCRIPTION AS FOLLOWS:\"ERECTION OF A TWO STORY, SEMI-DETACHED STRUCTURE FOR USE AS A FOUR FAMILY DWELLING IN ACCORDANCE WITH APPROVED ZONING PERMIT #267078 AND ASSOCIATED SITE PLAN. SEE AP# 262366 FOR PLANS.\""},{"number":"281543","date":"2010-07-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-03","scope":"INSTALLATION OF HVAC"},{"number":"270454","date":"2010-07-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-15","scope":"INSTALL 400A SERVICE, LIGHT FIXTURES, SWITCHES, RECEPTACLES, HVAC, 120V SMOKE DETECTORS, KITCHEN EQUIPMENT, NETWORK PANEL, TELE/DATA & CATV."},{"number":"324721","date":"2011-03-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-21","scope":"INSTALLATION OF AN APPROVED FIRE ALARM SYSTEM ACCORDING TO NFPA-72 AND LOCAL FIRE ALARM CODES"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2010,"k":"permit","w":"Zoning"},{"y":2010,"k":"permit","w":"New construction"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2010,"k":"permit","w":"Administrative"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 172% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $286,800 to $779,500","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #23427: Closed · Withdrawn. Use permit #267078: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Nov 8, 2025; Fire Alarm Certification: Certified through Apr 1, 2027","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":"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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"}],"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/"}]}