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GROCERY STORE ON THE FIRST FLOOR AND A THREE (3) FAMILY DWELLING ON THE SECOND, THIRD, AND FOURTH FLOORS IN AN EXISTING 4 STORY STRUCTURE.","status":"CLOSED","outcome":"Withdrawn","date":"2010-03-25","number":"10936","relatedPermit":"253142"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A RETAIL GROCERY STORE TO INCLUDE TAKE-OUT OF HOT AND COLD FOOD ON THE FIRST FLOOR AND A TWO (2) FAMILY DWELLING ON THE SECOND, THIRD, AND FOURTH FLOORS IN AN EXISTING 4 STORY STRUCTURE.","status":"CLOSED","outcome":"Withdrawn","date":"2011-01-11","number":"13223","relatedPermit":"297966"},{"type":"Zoning board appeal","grounds":"PERMIT FOR USE AS A RETAIL GROCERY STORE TO INCLUDE PREPARATION OF HOT AND COLD FOODS FOR TAKE-OUT SERVICE 1ST FLOOR IN THE SAME BUILDING AS A PROPOSED SINGLE FAMILY DWELLING ON THE 2ND FL., 3RD AND 4TH FLOORS (THREE TOTAL DWELLING UNITS)","status":"CLOSED","outcome":"Withdrawn","date":"2011-07-26","number":"14578","relatedPermit":"317384"},{"type":"Zoning board 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(WITH APPEAL #31023)","status":"CLOSED","outcome":"APPROVED","date":"2017-07-18","number":"31022","relatedPermit":"786660"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":307200,"taxable":307200},{"y":2017,"v":307200,"taxable":307200},{"y":2018,"v":550000,"taxable":550000},{"y":2019,"v":550000,"taxable":550000},{"y":2020,"v":555500,"taxable":555500},{"y":2021,"v":555500,"taxable":555500},{"y":2022,"v":555500,"taxable":555500},{"y":2023,"v":750000,"taxable":750000},{"y":2024,"v":750000,"taxable":750000},{"y":2025,"v":754400,"taxable":754400},{"y":2026,"v":754400,"taxable":754400},{"y":2027,"v":754400,"taxable":754400}],"taxNow":10560,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"54060","date":"2007-02-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-03-24","scope":"INSTALL (1) WATER CLOSET, (1) LAVATORY, (1) MOP SINK, (3) HAND WASH SINKS, (1) KITCHEN SINK, (6) FLOOR DRAINS."},{"number":"54087","date":"2007-04-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"INSTALL 350 AMP 1 PHASE 240 VOLT SERVICE WITH (4) METERS AND PANEL. WIRING FIRST FLOOR LIGHTING FIXTURES. SWITCHES, RECEPTACLES AND EXIT AND EMERGENCY LIGHT."},{"number":"72895","date":"2007-05-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-05-01","scope":"KILLING AND DRESSING OF ANIMALS FOR HUMAN CONSUMPTION."},{"number":"71830","date":"2007-05-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"NEW WALL/ ROOF/ FLOORING- NO NEW STAIRS"},{"number":"95999","date":"2007-09-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE BRICK FRONT WALL AND REPLACE WITH NEW FACADE AS PER PLANS"},{"number":"150966","date":"2008-05-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-05-12","scope":"VACANT BUILDING"},{"number":"140864","date":"2008-05-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-11-16","scope":"STRUCTURAL REPAIRS / STABILIZE BUILDING W/ EXTENSIVE STRUCTURAL DAMAGE PER ENGINEER'S REPORT"},{"number":"266728","date":"2010-04-01","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-04-01","scope":"LOT DIVISION-DOUBLE LOT DIVIDED INTO 2 SEPARATE LOTS (1118 AND 1120)"},{"number":"383076","date":"2012-06-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-06-19","scope":"FOR A RETAIL GROCERY STORE WITH TAKE OUT(COLD FOOD) ON 1ST FLOOR AND 3 APARTMENTS ON 2ND, 3RD AND 4TH FLOORS"},{"number":"410926","date":"2012-06-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-29","scope":"PERMIT TO INSTALL NEW STOREFRONT AND ENTRYWAY TO UPPER FLOORS AS PER PLAN."},{"number":"412981","date":"2012-08-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-29","scope":"INTERIOR ALTERATIONS,FIT OUTS FOR RESIDENTIAL AND COMMERCIAL SPACE, 1ST THRU 4TH FLOORS. IEBC CHANGE IN USE-OCCUPANCY/ 2 HOUR RATED STAIR ENCLOSURE WITH B90 MINUTE LABEL DOORS REQUIRED SMOKEPROOF ENCLOSURE FOR SINGLE EXIT, BUILDING TO BE FULLY SPRINKLERED NFPA 13 OR 13R. ADD'L PERMITS : ELECTRICAL, PLUMBING, HVAC, SPRINKLERS."},{"number":"427473","date":"2012-09-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"3UNIT APT W/COMMERCIAL SPACE AS PER 2008 NEC (MIXED USE)"},{"number":"429439","date":"2012-09-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-11","scope":"EXISTING 5\" REPLACE FROM HOUSE TRAP NEW (4) 3/4\" WATER SERVICE AND 1 2\" WATER SERVICE (MIXED USE)"},{"number":"426371","date":"2012-10-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"PLACING IN NEW FIRE ALARM SYSTEM THROUGHOUT AS PER NEC 2008 & NFPA 72 (MIXED USE)"},{"number":"431872","date":"2012-11-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF FIRE SPRINKLER SYSTEM , 2\" SERVICE, 13 / 13R"},{"number":"434911","date":"2012-11-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-29","scope":"8 BATHROOMS(8 SINKS,8 TUBS,7WC) MIXED USE"},{"number":"536282","date":"2014-08-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-08-28","scope":"CHANGE TO BEAUTY SALON THE FIRST FLOOR."},{"number":"559535","date":"2014-09-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-09-08","scope":"ERECTION OF A FLATWALL AWNING SIGN"},{"number":"766443","date":"2017-05-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-05-02","scope":"FOR THE DOCUMENTATION OF PREVIOUSLY APPROVED USE OF INTENSIVE INDUSTRIAL (KILLING, DRESSING, PACKAGAING, AND PROCESSING OF POULTRY FOR HUMAN CONSUMPTION) AND ANIMAL HUSBANDRY (SALE OF POULTRY) IN THE REAR OF THE FIRST FLOOR LEVEL OF AN EXISTING ATTACHED BUILDING WITH PERSONAL SERVICE (BEAUTY SALON) USE IN THE FRONT AS PREVIOUSLY APPROVED. NO CHANGE IN HEIGHT AND/OR AREA OF THE EXISTING BUILDING."},{"number":"779724","date":"2017-05-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-13","scope":"FOR THE INSTALLATION OF ONE (1) (8'-0\") COMMERCIAL KITCHEN EXHAUST HOOD, ONE (1) ROOFTOP EXHAUST FAN AND ONE SUPPLY FAN, WITH ALL ASSOCIATED SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR FIRE SUPPRESSION WORK."},{"number":"762467","date":"2017-05-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-13","scope":"FOR LEVEL I ALTERATIONS TO AN EXISTING BUILDING TO INCLUDE THE REPAIR OF AN EXISTING WALL AS SHOWN PER APPROVED PLANS. SPACE FOR USE AS INTENSIVE INDUSTRIAL (KILLING, DRESSING, PACKAGAING, AND PROCESSING OF POULTRY FOR HUMAN CONSUMPTION) AND ANIMAL HUSBANDRY (SALE OF POULTRY) IN THE REAR OF THE FIRST FLOOR OF AN EXISTING BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"782095","date":"2017-05-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-12","scope":"INSTALL 200AMP SERVICE,1-METER SOCKET,1-200AMP MAIN PANEL AND 12-2X4 CEILING LIGHTS AS PER 2008 NEC (CC DISTRICT)"},{"number":"786660","date":"2017-09-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-10-11","scope":"FOR THE LEGALIZATION OF AN EXISTING BREECH WITHIN PARTY WALL THAT WAS IN PLACE SINCE 2006 IN THE REAR OF THE FIRST FLOOR LEVEL. ALL WORK TO BE DONE PER APPROVED PLANS. FIRST FLOOR REAR SPACE FOR USE AS INTENSIVE INDUSTRIAL (KILLING, DRESSING, PACKAGING, AND PROCESSING OF POULTRY FOR HUMAN CONSUMPTION) AND ANIMAL HUSBANDRY (SALE OF POULTRY). NO ALTERATIONS ASSOCIATED WITH THIS PERMIT. SCOPE OF WORK APPROVED PER BBS VARIANCE CASE#31022 AS LONG AS THE BUSINESS REMAINS ON BOTH SIDES OF THE OPENING AND THE EXISTING LINTEL IS FIRE RATED AS REQUIRED TO PROTECT OPENINGS IN A FIRE WALL. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":-0.46,"timeline":[{"y":2014,"k":"appeal","w":"Appeal granted"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"appeal","w":"Appeal approved"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"sale","p":216666.67},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"415294","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"CENTRAL LIVE POULTRY MARKET INC","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2007-06-29","latestIssueDate":"2019-07-27","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"563006","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MEI XIAN LIU","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-05-07","latestIssueDate":"2012-05-07","expirationDate":"2013-02-28","inactiveDate":"2013-02-11"},{"number":"706053","type":"Rental","status":"Active","businessName":"MEI XIAN LIU","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2016-06-24","latestIssueDate":"2026-06-23","expirationDate":"2027-06-23","inactiveDate":null}],"units":3,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #10936: CLOSED · Withdrawn; related permit 253142. Use permit #72895: COMPLETED. The history also contains “NEW USE.”","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 54087 (ABANDONED), 71830 (EXPIRED), 95999 (EXPIRED), 431872 (EXPIRED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"18 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 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":"11 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 16, 2026.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #415294: Inactive since Jun 29, 2020; Vacant Residential Property / Lot #563006: Inactive since Feb 11, 2013","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 8, 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":"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"}]}