{"asOf":"2026-07-10T15:25:37.747Z","block":"2500-2599 WELSH RD","blockUrl":"https://blockreport.homes/block/2500-2599-welsh-rd","address":"2503 WELSH RD","parcelNumber":"882068130","source":"https://property.phila.gov/?p=882068130","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"STORE 1 STY MASONRY","useLabel":"Store","owner":"RIZONA INC","coOwner":null,"marketValue":4010100,"livableArea":10416,"yearBuilt":1990,"lastSale":{"price":2800000,"date":"2017-03-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"1049783","date":"2008-01-11","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null},{"number":"4953902","date":"2019-02-15","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null},{"number":"4953901","date":"2019-02-15","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"VI-2026-032237","date":"2026-05-15","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-06-23"},{"number":"VI-2026-032236","date":"2026-05-15","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-06-23"}],"violationCases":[{"number":"142476","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-01-15","completedDate":"2010-05-18","violations":[{"number":"1049783","date":"2008-01-11","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null}]},{"number":"673914","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-02-15","completedDate":"2019-03-06","violations":[{"number":"4953902","date":"2019-02-15","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null},{"number":"4953901","date":"2019-02-15","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2026-053332","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2026-05-15","completedDate":"2026-06-23","violations":[{"number":"VI-2026-032237","date":"2026-05-15","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-06-23"},{"number":"VI-2026-032236","date":"2026-05-15","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-06-23"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"142476","date":"2008-01-11","type":"BC INSP","status":"FAILED"},{"caseNumber":"142476","date":"2008-06-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"142476","date":"2008-07-01","type":"BC INSP","status":"CLOSED"},{"caseNumber":"142476","date":"2008-08-05","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"142476","date":"2010-05-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-053332","date":"2026-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-053332","date":"2026-05-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":2,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07025714200867,"lng":-75.03068309137173,"geom":{"type":"Polygon","coordinates":[[[-75.030508643,40.069956041],[-75.030800512,40.070126087],[-75.030963184,40.069954578],[-75.031151195,40.070187872],[-75.030744141,40.070605789],[-75.03019131,40.07029122],[-75.030508643,40.069956041]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19114","beds":null,"baths":null,"stories":1,"lotArea":34534,"zoning":"RSA3","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"22 WOODMONT RD, PINE BROOK NJ, 07058","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE USE *GROUP CHILD CARE* IN AN EXISTING SEMI-DETACHED STRUCTURE. NO SIGN ON THIS APPLICATION.","status":"Prepare Meeting","outcome":null,"date":"2026-08-19","number":"ZP-2026-002904","relatedPermit":"ZP-2026-002904"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1492800,"taxable":1492800},{"y":2017,"v":1492800,"taxable":1492800},{"y":2018,"v":2612000,"taxable":2612000},{"y":2019,"v":2612000,"taxable":2612000},{"y":2020,"v":2612000,"taxable":2612000},{"y":2021,"v":2612000,"taxable":2612000},{"y":2022,"v":2612000,"taxable":2612000},{"y":2023,"v":2305300,"taxable":2305300},{"y":2024,"v":2101900,"taxable":2101900},{"y":2025,"v":2104000,"taxable":2104000},{"y":2026,"v":2104000,"taxable":2104000},{"y":2027,"v":4010100,"taxable":4010100}],"taxNow":29452,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"355807","date":"2011-08-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-09-27","scope":"INT ALT TO A PHARMACY, WAITING AREA, RESTROOMS AND PHOTO AREA AS PER PLANS."},{"number":"361044","date":"2011-08-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-27","scope":"INSTALLATION OF ADA TOILET AND LAV"},{"number":"398948","date":"2012-04-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 7 DUPLEX RECEPTACLES - 5 2X4 LAY IN LIGHT FIXTURES - AS PER 2008 NEC"},{"number":"490373","date":"2013-08-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-08-23","scope":"REPAIR 5FT SECTION OF 6\" STORM DRAIN (PHARMACY)"},{"number":"640937","date":"2015-09-23","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-03-21","scope":"REMOVE EXISTING STANDING SEAM METAL ROOFING AND INSTALL NEW STANDING SEAM METAL ROOF SYSTEM(COMMERCIAL)"},{"number":"ZP-2020-008320","date":"2020-11-18","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-05-11","scope":"FOR THE REMOVAL OF SIX (6) EXISTING SIGNS FOR THE REMOVAL AND REPLACEMENT OF SIX (6) EXISTING STATICALLY ILLUMINATED FLAT-WALL SIGN AND ONE (1) FLAT WALL SIGN ON THE CANOPY. FOR THE DOCUMENTATION OF THE RE-FACING OF ONE (1) DOUBLE-FACED FREE-STANDING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION."},{"number":"GP-2020-009069","date":"2020-11-20","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-05-11","scope":"FOR THE REMOVAL AND REPLACEMENT OF SIX (6) EXISTING STATICALLY ILLUMINATED FLAT-WALL SIGN AND ONE (1) FLAT WALL SIGN ON THE CANOPY AND FOR THE DOCUMENTATION OF THE RE-FACING OF ONE (1) DOUBLE-FACED FREE-STANDING SIGN. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2021-013737","date":"2021-11-17","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF AN EXISTING SIGN AND THE INSTALLATION OF A NEW STATICALLY ILLUMINATED DOUBLE-FACED SIGN ON AN EXISTING PYLON. SIZE AND LOCATION AS SHOWN IN APPLICATION."},{"number":"ZP-2026-002904","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2017,"k":"sale","p":2800000},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"338190","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"RITE AID OF PA INC (DBA RITE AID #1299)","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-10-07","latestIssueDate":"2025-04-02","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"},{"number":"343375","type":"Hazardous Materials","status":"Inactive","businessName":"RITE AID OF PA INC (DBA RITE AID #1299)","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2009-11-02","latestIssueDate":"2011-01-18","expirationDate":"2011-12-31","inactiveDate":"2012-01-11"},{"number":"510588","type":"Dumpster License - Private Property","status":"Active","businessName":"RITE AID OF PENNSYLVANIA INC (ATTN: LICENSING)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-08-04","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 91% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,104,000 to $4,010,100","no permit shown in 2026-2028"],"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":"Appeal #ZP-2026-002904: Prepare Meeting; related permit ZP-2026-002904.","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":"1 permit not marked completed: ZP-2026-002904 (Denied).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 30, 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 Perm Location (Large) #338190: Inactive since Jun 29, 2026; Hazardous Materials #343375: Inactive since Jan 11, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 5 historical violations across 3 cases.","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/"}]}