{"asOf":"2026-07-10T23:12:06.921Z","block":"600-699 S 60TH ST","blockUrl":"https://blockreport.homes/block/600-699-s-60th-st","address":"627 S 60TH ST","parcelNumber":"871506530","source":"https://property.phila.gov/?p=871506530","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 2 STY MASON","useLabel":"Mixed-use","owner":"TCG GROCERIES INC","coOwner":null,"marketValue":160500,"livableArea":2508,"yearBuilt":1920,"lastSale":{"price":1,"date":"2024-05-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-014832","date":"2023-03-10","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-11-06","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-014833","date":"2023-03-10","code":"A-301.1/35","title":"NEW WINDOW/DOOR","status":"COMPLIED","resolutionDate":"2023-11-06","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-014834","date":"2023-03-10","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-11-06","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-014835","date":"2023-03-10","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2023-11-06","resolution":"COMPLIED - OWNER DEMOLITION"}],"violationCases":[{"number":"CF-2023-019625","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2023-03-10","completedDate":null,"violations":[{"number":"VI-2023-014832","date":"2023-03-10","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-11-06","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-014833","date":"2023-03-10","code":"A-301.1/35","title":"NEW WINDOW/DOOR","status":"COMPLIED","resolutionDate":"2023-11-06","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-014834","date":"2023-03-10","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-11-06","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-014835","date":"2023-03-10","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2023-11-06","resolution":"COMPLIED - OWNER DEMOLITION"}]}],"violYears":[{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"89127","date":"2006-11-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2023-019625","date":"2023-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019625","date":"2023-04-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019625","date":"2023-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019625","date":"2023-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019625","date":"2023-11-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2023,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.951581628374036,"lng":-75.24268519620097,"geom":{"type":"Polygon","coordinates":[[[-75.242817103,39.951621675],[-75.24252973,39.95158517],[-75.242538969,39.951540287],[-75.242839971,39.951577508],[-75.242829925,39.95162331],[-75.242817103,39.951621675]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":1403,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"135 S 20TH ST UNIT 1501, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":62800,"taxable":62800},{"y":2017,"v":62800,"taxable":62800},{"y":2018,"v":80700,"taxable":80700},{"y":2019,"v":83100,"taxable":83100},{"y":2020,"v":83900,"taxable":83900},{"y":2021,"v":83900,"taxable":83900},{"y":2022,"v":83900,"taxable":83900},{"y":2023,"v":75200,"taxable":75200},{"y":2024,"v":75200,"taxable":75200},{"y":2025,"v":140000,"taxable":140000},{"y":2026,"v":140000,"taxable":140000},{"y":2027,"v":160500,"taxable":160500}],"taxNow":1960,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2023-004079","date":"2023-09-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Commissaries and Catering Services; Public, Civic, and Institutional - Community Center"},{"number":"GM-2023-008983","date":"2023-10-11","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-11-06","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":"CP-2023-006586","date":"2024-05-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING TWO STORY BUILDING FOR THE USE OF BUSINESS OCCUPANCY AT BASEMENT, PARTIAL FIRST FLOOR AND SECOND FLOOR AND MERCANTILE OCCUPANCY AT FIRST FLOOR FRONT. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 03/04/2025: FOR THE FLOOR LAYOUT CHANGES AT THE BASEMENT AND SECOND FLOOR AS PER AMENDED PLANS. AMENDMENT APPROVED AS OF 02/05/2026: FOR THE STRUCTURAL WORK ON THE ROOF PER AMENDED PLANS."},{"number":"EP-2024-008130","date":"2024-10-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 400 AMP ELECTRICAL SERVICE AND 2 METER PACKS WITH PROPER GROUNDING AND BONDING. INSTALL TWO 225 AMP CIRCUIT BREAKER PANELS AND BREAKERS. REWIRE BUILDING AND INSTALL LIGHTING, SWITCHES AND RECEPTACLE OUTLETS ACCORDING TO THE 2017 NEC AND PER PLANS. INSTALL FIRE ALARM SYSTEM ACCORDING TO THE 2016 NFPA 72 AND PER PLANS. AMENDMENT: REDUCE GROUND ROD SIZE FROM TWO 3/4 INCH X 10 FEET DOWN TO TWO 5/8 INCH X 8 FEET. Amendment: Provide electrical and low-voltage modifications within the market space. Install five (5) additional power and data outlets to serve display screens. Provide power and low-voltage control wiring for six (6) overhead doors. Install local switching for lighting control, including occupancy sensor switches in bathrooms. Upgrade electrical connections for refrigeration and kitchen equipment. Install additional receptacles in the basement ceiling for future cord reel connections. Remove existing data cabling on the basement and second floor as indicated. Install wireless access points on each floor and provide associated low-voltage (CCTV) wiring. Modify floor devices by replacing poke-throughs with standard floor boxes and removing associated data where required. Add data connection at the front register on the first floor. Provide lighting and emergency lighting in the basement walk-in area and revise the layout of receptacles within the walk-in area to accommodate the reduced size. All work shall be performed in accordance with the 2017 NEC and per approved plans."},{"number":"FP-2025-001653","date":"2025-08-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF A FOUR-INCH FIRE SERVICE LINE, FOUR-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13. *AMEND 9/18/25; REVISE SIZE OF FIRE SERVICE LINE FROM FOUR-INCH TO TWO-INCH PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"PP-2025-009574","date":"2025-11-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":"2026-02-25","scope":"INTERIOR ALTERATIONS TO EXISTING COMMMERCIAL BUILDING. INSTALLATION OF EXTERIOR CURB TRAP, FAI, MAIN DRAIN, AND 2\" WATER DISTRIBUTION PIPE WITH BACKFLOW PREVENTION ASSEMBLY. INTERIOR INSTALLLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL MATERIALS SHALL BE METALLIC. NO HUB IS ONLY TO BE INSTALLED ABOVE GRADE. ALL WORK TO BE PEROFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"MP-2026-001613","date":"2026-04-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF FUEL GAS PIPING SYSTEM TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2025-005648","date":"2026-05-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) 12'-0\" COMMERCIAL KITCHEN EXHAUST HOOD WITH EXHAUST FAN AND A MAKE UP AIR FAN; FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2026-001327","date":"2026-07-01","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. To install a wet chemical fire suppression system for a 12'-0\" hood system."}],"storyTag":"New construction","storyDelta":0.78,"timeline":[{"y":2023,"k":"sale","p":205000},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"371909","type":"Rental","status":"Inactive","businessName":"PATRICIA L RICHARDS","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-06-07","latestIssueDate":"2011-04-02","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"382450","type":"Food Preparing and Serving","status":"Inactive","businessName":"PATRICIA RICHARDS (THE COMMUNITY CORNER)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-08-24","latestIssueDate":"2008-04-23","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"576500","type":"Rental","status":"Inactive","businessName":"VIHSAT LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-10-25","latestIssueDate":"2012-10-25","expirationDate":"2013-02-28","inactiveDate":null}],"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 9 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023, 2024, 2025, 2026"],"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":"The record identifies more than one dwelling/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":"7 permits not marked completed: CP-2023-006586 (Issued), EP-2024-008130 (Issued), FP-2025-001653 (Issued), PP-2025-009574 (Issued), MP-2026-001613 (Issued).","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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 6, 2023.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #382450: Inactive since Dec 22, 2012","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 4 historical violations 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. 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"}]}