{"asOf":"2026-07-10T07:06:17.755Z","block":"2300-2399 WELSH RD","blockUrl":"https://blockreport.homes/block/2300-2399-welsh-rd","address":"2375 WELSH RD","parcelNumber":"882369505","source":"https://property.phila.gov/?p=882369505","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"AUTO RETAIL CAR LOT MASON","useLabel":"Store","owner":"WELSH HOLDINGS LLC","marketValue":2590000,"livableArea":7540,"yearBuilt":2008,"lastSale":{"price":2500000,"date":"2022-12-28T05:00:00Z"},"openViolations":0,"violYears":[{"y":2007,"n":2,"worst":null},{"y":2008,"n":2,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":5,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":3,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2015,"n":6,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2022,"n":3,"worst":null},{"y":2023,"n":4,"worst":null}],"inspYears":[{"y":2003,"fails":1,"passes":0},{"y":2004,"fails":2,"passes":0},{"y":2005,"fails":1,"passes":0},{"y":2007,"fails":2,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":2,"passes":1},{"y":2015,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2019,"fails":4,"passes":1},{"y":2022,"fails":3,"passes":2},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"lat":40.07285303907061,"lng":-75.03285193399454,"geom":{"type":"Polygon","coordinates":[[[-75.032371123,40.0727852],[-75.032872775,40.072263755],[-75.033281962,40.072739039],[-75.032964286,40.073046156],[-75.033194172,40.073176684],[-75.032939315,40.073441597],[-75.03252552,40.073206643],[-75.032733191,40.072990783],[-75.032371123,40.0727852]]]},"zip":"19114","beds":null,"baths":null,"stories":1,"lotArea":54567,"zoning":"CA2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2200 MICHENER ST STE 4, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOE THE CREATION OF TWO (2) TENANT SPACES (1A AND 1B) FROM ONE (1) TENANT SPACE (SPACE 1); FOR A RETAIL CONVENIENCE STORE (GROCERY STORE) TO INCLUDE THE PREPARING AND SERVING OF HOT AND COLD FOOD FOR TAKE-OUT AND SEATING IN SPACE 1A ","status":"CLOSED","outcome":"Granted","date":"2010-11-10","number":"13436"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A CATERING FACILITY FOR PREPARING AND SERVING OF FOOD TO BE SERVED ELSEWHERE IN SPACE 2B IN AN EXISTING STRUCTURE AS PART OF AN EXISTING SHOPPING CENTER WITH PREVIOUSLY APPROVED USES/PARKING.","status":"CLOSED","outcome":"Dismissed","date":"2011-04-05","number":"13940"}],"taxYears":[{"year":2010,"total":10379.63,"principal":0.01,"interest":6758.32,"penalty":1482.29},{"year":2011,"total":37886.37,"principal":23271.57,"interest":10821.28,"penalty":1629.01},{"year":2012,"total":37039.95,"principal":24168.41,"interest":9063.15,"penalty":1691.79},{"year":2013,"total":35981.91,"principal":25037.05,"interest":7135.56,"penalty":1752.59},{"year":2014,"total":34326.81,"principal":25531.29,"interest":4978.6,"penalty":1787.19},{"year":2015,"total":31891.12,"principal":25531.29,"interest":2680.78,"penalty":1787.19},{"year":2016,"total":29069.59,"principal":26670.67,"interest":400.06,"penalty":266.71}],"taxNet":216575.38,"taxLien":true,"timesSold":1,"abated":true,"valueSeries":[{"y":2016,"v":1656800,"taxable":1656800},{"y":2017,"v":1656800,"taxable":1656800},{"y":2018,"v":1741700,"taxable":1741700},{"y":2019,"v":1694900,"taxable":1694900},{"y":2020,"v":1707600,"taxable":1707600},{"y":2021,"v":1707600,"taxable":1707600},{"y":2022,"v":1707600,"taxable":1707600},{"y":2023,"v":1865900,"taxable":1865900},{"y":2024,"v":1865900,"taxable":1865900},{"y":2025,"v":1750000,"taxable":1750000},{"y":2026,"v":2590000,"taxable":1969022},{"y":2027,"v":2590000,"taxable":2357133}],"taxNow":32995,"familyHeld":false,"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"sale","p":2500000},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"},{"y":2024,"k":"permit","w":"Sign"}],"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2024"],"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":"Appeal #13940: CLOSED · Dismissed.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}]}