{"asOf":"2026-07-09T18:28:46.030Z","block":"2400-2499 ARAMINGO AVE","blockUrl":"https://blockreport.homes/block/2400-2499-aramingo-ave","address":"2401 ARAMINGO AVE","parcelNumber":"882086208","source":"https://property.phila.gov/?p=882086208","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"SHOP CENT N'HOOD MASONRY","useLabel":"Store","owner":"FISHTOWN CROSSING 1775 LLC","marketValue":24683900,"livableArea":138762,"yearBuilt":1990,"lastSale":{"price":38000000,"date":"2022-07-07T04:00:00Z"},"openViolations":8,"violYears":[{"y":2007,"n":1,"worst":null},{"y":2008,"n":4,"worst":null},{"y":2009,"n":8,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":7,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2023,"n":7,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":5,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":10,"worst":null}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2007,"fails":3,"passes":0},{"y":2008,"fails":1,"passes":3},{"y":2009,"fails":7,"passes":3},{"y":2010,"fails":3,"passes":0},{"y":2011,"fails":5,"passes":3},{"y":2012,"fails":0,"passes":2},{"y":2013,"fails":2,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":4,"passes":2},{"y":2016,"fails":4,"passes":3},{"y":2017,"fails":4,"passes":1},{"y":2018,"fails":0,"passes":1},{"y":2019,"fails":4,"passes":2},{"y":2021,"fails":4,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":5,"passes":3},{"y":2025,"fails":6,"passes":3}],"taxOwed":0,"lat":39.97468765114271,"lng":-75.12021643458758,"geom":{"type":"Polygon","coordinates":[[[-75.119520218,39.97595543],[-75.118576906,39.974888395],[-75.119353151,39.97416828],[-75.119372679,39.974180741],[-75.121405822,39.973460008],[-75.12161009,39.973588445],[-75.12163757,39.974217019],[-75.121600558,39.974367151],[-75.121532301,39.974510654],[-75.121375523,39.97470519],[-75.121427296,39.97473421],[-75.12096253,39.975224969],[-75.119592753,39.975972066],[-75.119556535,39.975976181],[-75.119520218,39.97595543]]]},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":443633,"zoning":"CA2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"ADDRESS1 500 N BROADWAY STE 201, JERICHO NY, 11753","mailOut":true,"appeals":[{"type":"ZBA Other","grounds":"PERMIT FOR CHECK CASHING OFFICE IN SPACE 28 IN AN EXISTING SHOPPING CENTER WITHIN 1000 FEET OF ANOTHER REGULATED USE AND WITHIN 500 FEET OF RESIDENTIAL HOMES.","status":"Submitted","outcome":null,"date":"2008-02-15","number":"4775"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DENTIST OFFICE ON FIRST FLOOR. (SPACE NO#14) IN AN EXISTING SHOPPING CENTER.","status":"CLOSED","outcome":"Granted","date":"2009-09-23","number":"9749"},{"type":"Zoning board appeal","grounds":"PERMIT IS FOR THE ERECTION OF ONE (1) CHANNEL LETTER FLATWALL SIGN ACCESSORY TO PROPOSE RETAIL SALE OF TOBACCO IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Withdrawn","date":"2012-08-15","number":"18019"},{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION AND PERMIT FOR THE ERECTION OF THREE DETACHED STRUCTURES (ADDITIONAL SQFT 17698 SFT) ON THE SAME LOT AS TWO EXISTING STRUCTURES, FOR USE AS TWO TAKE-OUT RESTAURANTS WITH DRIVE THRU, AND TWO OTHER TAKE-OUT RESTAURANTS(BLDG ","status":"OPEN","outcome":"Granted","date":"2018-06-27","number":"33927"},{"type":"ZBA Permit Denial - Variance","grounds":"SPECIAL EXCEPTION FOR A SIT-DOWN RESTAURANT IN SPACE #2429 OF AN EXISTING SHOPPING CENTER WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION","status":"Completed","outcome":"Granted","date":"2022-04-05","number":"ZP-2021-010668"},{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for a sit-down restaurant and for a take-out restaurant (eating and drinking establishment) in suite # 21 of an existing structure as part of a shopping center.","status":"Completed","outcome":"Granted","date":"2024-09-05","number":"ZP-2023-012635"},{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for a takeout restaurant in an existing structure part of an existing shopping center with other existing uses as previously approved. \nNote: no plan review and no construction associated with this application.","status":"Completed","outcome":"Granted","date":"2024-05-10","number":"ZP-2023-012037"}],"taxYears":[],"taxNet":0,"taxLien":false,"timesSold":2,"abated":false,"valueSeries":[{"y":2016,"v":22101000,"taxable":22101000},{"y":2017,"v":22101000,"taxable":22101000},{"y":2018,"v":26295100,"taxable":26295100},{"y":2019,"v":27981300,"taxable":27981300},{"y":2020,"v":27981300,"taxable":27981300},{"y":2021,"v":27981300,"taxable":27981300},{"y":2022,"v":31580000,"taxable":31580000},{"y":2023,"v":21018700,"taxable":21018700},{"y":2024,"v":23257800,"taxable":23257800},{"y":2025,"v":23490000,"taxable":23490000},{"y":2026,"v":23490000,"taxable":23490000},{"y":2027,"v":24683900,"taxable":24683900}],"taxNow":328813,"familyHeld":true,"storyTag":"Torn down & rebuilt","storyDelta":-0.95,"timeline":[{"y":2024,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 3 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["8 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #4775: Submitted.","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":"violations","level":"attention","title":"8 open L&I violations","finding":"8 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":"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/"}],"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/"}]}