109 Reed Street, Philadelphia
Estimated number, map position is approximatetechnical data · neighborhood and transit
Quick answers
- Is 109 Reed Street in a flood zone?
- No. FEMA maps it in Zone X, outside the high-risk flood area. Flood insurance is optional.
- Does 109 Reed Street have open permits or code violations?
- Philadelphia Department of Licenses and Inspections lists 48 permits, 10 not closed, and 58 violations, 6 open.
- What is the 2026 conforming loan limit in Philadelphia County?
- $832,750 for a single-unit home, per FHFA. Larger loans are jumbo loans.
- Is radon a problem here?
- EPA radon zone 2, moderate potential.
- What natural disasters is 109 Reed Street at risk for?
- FEMA's National Risk Index rates the area relatively moderate overall, with elevated coastal flooding and heat wave risk.
Permits and code violations
10 permits not closed out. Unfinished permits pass to the next owner. 6 open violations.
- Commercial building permit Sep 2025Expired
For level ii interior alterations per approved plan. separate permits reqired for mechanical, electrical, plumbing work and fire suppression work.
- Zoning permit Jun 2025Issued
Medical, dental, and health practitioner - group medical, dental, and health practitioner
- General permit Jan 2024Completed
For the installation of one (1) flat wall sign as per plans.
- Zoning permit Jan 2024Completed
For the erection of one (1) statically illuminated wall signs below the roof line of the an existing structure and one (1) refacing of double face freestanding sign. sizes and locations as shown in the application/plans. no change in height of existing structure.
- Mechanical / fuel gas permit Dec 2023Completed
For the installation of a new hvac systems, associated duct work, rooftop units, ductless systems, and registers/diffusers as per approved plans. separate permit required for electrical, plumbing, fire suppression
- Electrical permit Oct 2023Completed
Furnish and install new lighting and lighting controls, new wiring devices, new distribution equipment and termination, and a new generator as per 2017 nec. install fire alarm as per 2016 nfpa 72.
- Plumbing permit Oct 2023Completed
• furnish and install [2] water closets, [2] lavatories, [1] electric water cooler, [2] floor drain, [1] pantry sink, [1] water heater. • furnish and install sanitary and domestic water from main to new fixtures
- Fire suppression permit Oct 2023Completed
Ez permit sprinkler relocation (nfpa 13) - for the relocation of sprinkler heads as per attached standards. deviations from these standards require submission of construction and site plans. relocating (65) existing sprinkler heads for renovations to the space
- Zoning permit Sep 2023Issued
For the erection of one (1) accessory interior parking space accessed from a shared driveway for a retail sale of consumer goods; medical marijuana dispensary at space # 11b at ground floor as part of existing structure on the same lot with all other uses as previously approved. no sign on this application.
- Commercial building permit Aug 2023Completed
For level ii alterations to exsiting mercantile space to include new partitions, exterior wall opening, fixtures, furnishings, millwork, finishes as per approved plans. separate permits required for mep and fire suppression work.
- Zoning permit May 2023Issued
Retail sales - consumer goods - medical marijuana dispensary
- Administrative permit Mar 2022Issued
Certificate of occupancy for retail sales in suite 11b of an existing shopping center as per approved plans. existing building fully sprinklered. no alterations included on this permit. *2018 iebc review*
Philadelphia Department of Licenses and Inspections
Safety and environment
FEMA natural hazard risk
Relatively Moderate
Highest for this area: coastal flooding, heat wave. These drive insurance cost here.
FEMA National Risk Index, census tract
FEMA flood zone
Zone X
Moderate flood hazard: a 0.2% annual chance. Flood insurance is optional and usually cheaper here.
FEMA National Flood Hazard Layer (FIRM)
Superfund site
1.4 mi
Martin Aaron, Inc. (NPL Site). Check groundwater and vapor reports on the EPA site page.
EPA National Priorities List
Leaking fuel tanks
4 within 1,650 ft
Nearest: Southport Plaza, 1600 S Delaware Ave (1,100 ft), open. 3 still open. Ask whether groundwater or soil vapor testing was done.
EPA UST Finder, leaking underground storage tank releases
Toxic release facility
1,550 ft
Coating Converting Technologies Corp and 6 more within a mile. Reports chemical releases to air, water or land to EPA each year.
EPA Toxics Release Inventory
Radon potential
Moderate
Average indoor levels of 2 to 4 pCi/L. EPA still suggests testing ground-floor and basement units.
EPA and USGS Geologic Radon Potential Map
Nearest public schools
2,500 ft
Vare-Washington El Sch (2,500 ft), Furness Horace HS (2,900 ft), Kirkbride Eliza B Sch (3,150 ft). Confirm the assigned school with the district.
U.S. Department of Education, NCES
Major airport
6.5 mi
Philadelphia International (PHL). Aircraft may be audible under approach paths.
FAA large-hub airports
Conforming loan limit 2026
$832,750
Philadelphia County. Mortgages up to this amount qualify for Fannie Mae and Freddie Mac pricing. Above it, the loan is a jumbo with stricter terms.
FHFA Conforming Loan Limit Values, one-unit
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More on Reed Street
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What's worth checking in person before deciding.
- Test water pressure and temperature at the tap, in the bathroom and kitchen, for at least a minute.
- Ask for the latest maintenance bill from a winter month, not a summer one: that's where the real cost of living there shows up.
- Look at the stairwell (cleanliness, smell) and the association's notice board: unpaid dues, conflicts, recent decisions.
- Knock on a neighboring door and ask two things: what bothers them most often, and what work is planned for the building.
- Ask specifically where you'd park: is there paid city parking, who currently holds it, what the permit costs, and how long the waitlist is.
- Schedule a viewing on a weekday too, between 6:00 and 7:30 PM, the window when the building is busiest: neighbors, parking, elevator.
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