{"asOf":"2026-07-11T05:51:00.642Z","block":"2200-2299 GRAYS FERRY AVE","blockUrl":"https://blockreport.homes/block/2200-2299-grays-ferry-ave","address":"2245 GRAYS FERRY AVE","parcelNumber":"871137100","source":"https://property.phila.gov/?p=871137100","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"JS PROPERTY BROTHERS 2 LL","coOwner":null,"marketValue":788200,"livableArea":2448,"yearBuilt":1915,"lastSale":{"price":490000,"date":"2019-08-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"4674920","date":"2018-03-05","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"624369","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-03-05","completedDate":"2018-07-31","violations":[{"number":"4674920","date":"2018-03-05","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"624369","date":"2018-03-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"624369","date":"2018-04-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"624369","date":"2018-05-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"624369","date":"2018-06-19","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.944742130829205,"lng":-75.18012903477599,"geom":{"type":"Polygon","coordinates":[[[-75.180051968,39.94470042],[-75.180126753,39.944700983],[-75.180198415,39.944772564],[-75.180153822,39.944799856],[-75.180051968,39.94470042]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-014048","type":"Fire Alarm Certification","inspectionDate":"2025-09-25","result":"Certified","expirationDate":"2026-09-25","buildingId":"1551942"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":763,"zoning":"CMX2","grade":"2","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1347 FORDING BROOK RD, AMBLER PA, 19002","mailOut":true,"appeals":[],"taxYears":[{"year":2010,"total":274.97,"principal":0,"interest":188.21,"penalty":50.01},{"year":2012,"total":3760.15,"principal":2169.05,"interest":1164.47,"penalty":193.88},{"year":2013,"total":4395.57,"principal":3045.58,"interest":867.99,"penalty":213.19},{"year":2014,"total":2447.52,"principal":1756.74,"interest":342.57,"penalty":122.97}],"taxNet":10878.21,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":144000,"taxable":114000},{"y":2017,"v":144000,"taxable":114000},{"y":2018,"v":250000,"taxable":220000},{"y":2019,"v":250000,"taxable":210000},{"y":2020,"v":252500,"taxable":252500},{"y":2021,"v":252500,"taxable":252500},{"y":2022,"v":490000,"taxable":252500},{"y":2023,"v":493300,"taxable":254201},{"y":2024,"v":493300,"taxable":254201},{"y":2025,"v":708100,"taxable":364888},{"y":2026,"v":708100,"taxable":364888},{"y":2027,"v":788200,"taxable":406140}],"taxNow":5108,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"980946","date":"2019-05-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-05-30","scope":"FOR USE AS A VACANT COMMERCIAL (USE REGISTRATION IS REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR WITH TWO (2) DWELLING UNITS ABOVE IN AN EXISTING THREE (3) STORY STRUCTRE. NO SIGN ON THIS APPLICATION."},{"number":"1006168","date":"2019-08-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-08-29","scope":"FOR A SINGLE FAMILY HOUSEHOLD LIVING FROM SECOND FLOOR THROUGH THIRD FLOORS IN THE SAME BUILDING WITH VACANT COMMERCIAL SPACE AT FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY).NO SIGN ON THIS APPLICATION."},{"number":"1006171","date":"2019-08-29","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-09-21","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. . Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work includes any modification to exterior walls, party walls, floor/roof framing or foundations."},{"number":"1031825","date":"2020-05-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-06-16","scope":"FOR INTERIOR AND EXTERIOR ALTERATIONS TO EXISTING STRUCTURE TO INCLUDE DIGGING OUT BASEMENT TO INCREASE FLOOR AND CEILING HEIGHT, NEW STAIR AT BASEMENT, NEW TOILET ROOM AND INTERIOR FINISHES ON THE FIRST FLOOR, AS PER APPROVED PLANS. **NO WORK ON UPPER FLOORS**"},{"number":"PP-2020-010928","date":"2020-10-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-18","scope":"Rough in sewage ejection pit in basement for half bath. 1 toilet, 1 lavatory."},{"number":"MP-2020-005501","date":"2020-11-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-05","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS NOT ALLOWED ON THIS PERMIT UNLESS ON APPROVED BUILDING PLANS*"},{"number":"ZP-2021-000629","date":"2021-01-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Pets and Pet Supplies"},{"number":"MP-2021-001301","date":"2021-03-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-16","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. Furnish and install (1) 18,000 1.5ton BTU ductless mini split for 1st floor tenant and (1) 24,000 BTU 2ton ductless mini split system for 2nd and 3rd floor tenants."},{"number":"EP-2021-001990","date":"2021-03-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-29","scope":"Install 2-gang meter bank with 125 amp panel in each unit wire 1st fl unit with outlets , switches , lights, and gfi's as per 2017 nec"},{"number":"EP-2021-004642","date":"2021-05-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-03","scope":"Install fire alarm system throughout as per 2016 NFPA 72."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"sale","p":490000},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"841639","type":"Rental","status":"Active","businessName":"JS Property Brothers 2, LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-05-04","latestIssueDate":"2026-03-20","expirationDate":"2027-05-03","inactiveDate":null}],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 44% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $493,300 to $708,100","no permit shown in 2024-2026"],"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":"Use permit #980946: 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1347 FORDING BROOK RD, AMBLER PA, 19002).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 19, 2018.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"},{"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 25, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}