{"asOf":"2026-07-10T12:55:40.743Z","block":"2700-2799 WILLITS RD","blockUrl":"https://blockreport.homes/block/2700-2799-willits-rd","address":"2748 WILLITS RD","parcelNumber":"571157258","source":"https://property.phila.gov/?p=571157258","ownerType":"absentee","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"DET 1 STY MASONRY+OTHER","useLabel":"House","owner":"MARTINEZ BIANCA NICOLE","coOwner":"RODRIGUEZ ANTHONY JR","marketValue":729100,"livableArea":2688,"yearBuilt":2021,"lastSale":{"price":561500,"date":"2022-03-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-086102","date":"2021-12-14","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2022-03-02"}],"violationCases":[{"number":"CF-2021-118107","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-12-14","completedDate":"2022-03-02","violations":[{"number":"VI-2021-086102","date":"2021-12-14","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2022-03-02"}]}],"violYears":[{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-118107","date":"2021-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-118107","date":"2022-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-118107","date":"2022-03-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":1}],"taxOwed":2507.8,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":2507.8,"principalDue":2044.41,"penaltyDue":122.66,"interestDue":107.33,"otherChargesDue":233.4,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2021,"totalAssessment":127000,"taxableAssessment":127000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1777.75,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.064584897297514,"lng":-75.02458276380389,"geom":{"type":"Polygon","coordinates":[[[-75.024235349,40.064841136],[-75.024858997,40.064222708],[-75.024890863,40.064371885],[-75.024349263,40.064908952],[-75.024235349,40.064841136]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":4,"baths":3,"stories":2,"lotArea":10720,"zoning":"RSA2","grade":null,"basement":"A","heater":"A","centralAir":null,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PEEMIT FOR THE ADDITION OF ONE (1) EXTERIOR OFF-STREET PARKING SPACE, ACCESSORY TO AN EXISTING DETACHED SINGLE-FAMILY DWELLING.  SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. NO ADDITIONAL PARKING SPACES WITHIN THE LOT.","status":"Completed","outcome":"Granted","date":"2023-07-06","number":"ZP-2022-000117","relatedPermit":"ZP-2022-000117"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":127000,"taxable":127000},{"y":2022,"v":508000,"taxable":127000},{"y":2023,"v":508000,"taxable":101600},{"y":2024,"v":508000,"taxable":101600},{"y":2025,"v":627700,"taxable":125540},{"y":2026,"v":627700,"taxable":125540},{"y":2027,"v":729100,"taxable":145820}],"taxNow":1757,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1056924","date":"2020-05-08","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-03-18","scope":"FOR THE ERECTION OF A DETACHED TWO (2) STORY STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. FOR USE AS A SINGLE FAMILY DWELLING WITH ONE (1) INTERIOR PARKING GARAGE SPACE, AND A REAR DECK ACCESSORY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. ALL WORK TO BE DONE WITHIN PROPERTY LINES. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. **IRC 2015** **SEE PERMIT #1044711 FOR PLANS AND DOCUMENTS**"},{"number":"1048584","date":"2020-05-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-03-18","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH BAY WINDOWS AND DECK. SIZE AND LOCATION AS SHOWN IN APPLICATION AND PLAN.(SEE AP#1044710 FOR PLANS)"},{"number":"MP-2020-002258","date":"2020-07-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-18","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Mechanical Permit for a new construction Single Family Dwelling with 1 HVAC system (14 Diffusers/Registers), 1 gas fireplace and 1 gas range."},{"number":"EP-2020-005066","date":"2021-06-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-18","scope":"Wiring single family home to code along with hard wired smoke detectors and 200A service AS PER NEC 2014"},{"number":"PP-2021-010363","date":"2021-08-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-18","scope":"Curb trap, fresh air inlet, house drain, 3/4 water"},{"number":"PP-2020-004071","date":"2021-10-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-18","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-000117","date":"2023-06-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF ONE (1) PARKING SPACE WITHIN AN EXISTING DETACHED SINGLE-FAMILY DWELLING. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"sale","p":561500},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"appeal","w":"Appeal granted"}],"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":["$2,508 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-000117: Completed · Granted; related permit ZP-2022-000117.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,507.80 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 2, 2022.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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.","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"}]}