{"asOf":"2026-07-09T19:21:52.881Z","block":"2700-2799 BLACK LAKE PL","blockUrl":"https://blockreport.homes/block/2700-2799-black-lake-pl","address":"2706 BLACK LAKE PL","parcelNumber":"883092200","source":"https://property.phila.gov/?p=883092200","ownerType":"owner-occupied","kind":"offices","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"OFF BLD N/COM W/PKG MASON","useLabel":"Offices","owner":"BRICKLAYERS & ALLIED CRAF","marketValue":1316900,"livableArea":10900,"yearBuilt":1987,"lastSale":{"price":1,"date":"2019-03-15T04:00:00Z"},"openViolations":0,"taxOwed":0,"lat":40.11086146074939,"lng":-74.98400111193197,"geom":{"type":"Polygon","coordinates":[[[-74.983274349,40.110675327],[-74.984703234,40.110630372],[-74.984725536,40.11104819],[-74.983311029,40.111092695],[-74.983274349,40.110675327]]]},"zip":"19154","beds":null,"baths":null,"stories":1,"lotArea":60845,"zoning":"I1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2706 BLACK LAKE PL, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN INTERNALLY ILLUMINATED FREE-STANDING SIGN (6'-9 1/2\"X2'-11 3/4\") ACCESSORY TO AN EXISTING DETACHED (1) ONE-STORY MASONRY STRUCTURE WITH USE AS UNION OFFICES AND ANCILLARY USE WITH ACCESSORY ON-SITE PARKING AS P","status":"CLOSED","outcome":"Granted","date":"2012-08-22","number":"18362"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REMOVAL OF EXISTING CANOPY ( 973 SF) TO THE SOUTH OF THE BUILDING, FOR THE ERECTION OF A SECOND FLOOR ADDITION  ( AT TOP OF THE FRONT ( EAST) PORTION OF THE BUILDING; ERECTION OF CANOPY ( 2,044 SF) ON THE SOUTH SIDE OF THE BU","status":"CLOSED","outcome":"Granted","date":"2016-04-06","number":"26344"}],"taxYears":[],"taxNet":0,"taxLien":false,"timesSold":0,"abated":false,"valueSeries":[{"y":2016,"v":822700,"taxable":822700},{"y":2017,"v":822700,"taxable":822700},{"y":2018,"v":1314000,"taxable":1314000},{"y":2019,"v":1353400,"taxable":1353400},{"y":2020,"v":1377000,"taxable":1377000},{"y":2021,"v":1377000,"taxable":1377000},{"y":2022,"v":1377000,"taxable":1377000},{"y":2023,"v":1480400,"taxable":1480400},{"y":2024,"v":1480400,"taxable":1480400},{"y":2025,"v":1399000,"taxable":1399000},{"y":2026,"v":1399000,"taxable":1399000},{"y":2027,"v":1316900,"taxable":1316900}],"taxNow":18434,"familyHeld":false,"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"appeal","w":"Appeal granted"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Sign"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Zoning/use"}],"rented":false,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #18362: CLOSED · Granted.","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/"}],"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/"}]}