{"asOf":"2026-07-11T06:28:53.189Z","block":"2600-2699 KENSINGTON AVE","blockUrl":"https://blockreport.homes/block/2600-2699-kensington-ave","address":"2661 KENSINGTON AVE","parcelNumber":"882930995","source":"https://property.phila.gov/?p=882930995","ownerType":"absentee","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"STORE 3 STY MASONRY","useLabel":"Store","owner":"RESULI SHPETIM","coOwner":null,"marketValue":505300,"livableArea":3591,"yearBuilt":1910,"lastSale":{"price":421000,"date":"2020-04-23T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2025-062873","date":"2025-08-18","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-088101","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-08-18","completedDate":null,"violations":[{"number":"VI-2025-062873","date":"2025-08-18","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"137523","date":"2007-11-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2025-088101","date":"2025-08-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-088101","date":"2026-01-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98957352064317,"lng":-75.12552893221823,"geom":{"type":"Polygon","coordinates":[[[-75.125430151,39.989518423],[-75.125487507,39.989487059],[-75.125628723,39.989637093],[-75.125582778,39.989661674],[-75.125430151,39.989518423]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":1197,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"96 WELSH RD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":227700,"taxable":227700},{"y":2017,"v":227700,"taxable":227700},{"y":2018,"v":253200,"taxable":253200},{"y":2019,"v":252700,"taxable":252700},{"y":2020,"v":254500,"taxable":254500},{"y":2021,"v":254500,"taxable":254500},{"y":2022,"v":254500,"taxable":254500},{"y":2023,"v":278100,"taxable":278100},{"y":2024,"v":278100,"taxable":278100},{"y":2025,"v":318000,"taxable":318000},{"y":2026,"v":318000,"taxable":318000},{"y":2027,"v":505300,"taxable":505300}],"taxNow":4451,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1043121","date":"2020-01-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"REPLACE CURB TRAP & FAI PA20200201335 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2024-005696","date":"2024-06-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2025-005392","date":"2026-05-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE LEVEL II INTERIOR ALTERATIONS FOR THE CHANGE OF OCCUPANCY ABOVE FIRST FLOOR TO BE R2 OCCUPANCY- 4 DWELLING UNITS IN AN EXISTING ATTACHED BUILDING. 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."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Plumbing"},{"y":2020,"k":"sale","p":421000},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"203092","type":"Food Preparing and Serving","status":"Inactive","businessName":"MONTACADO PARLOR INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-03","latestIssueDate":"2004-05-03","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"404179","type":"Food Preparing and Serving","status":"Inactive","businessName":"STEFANOS T DIAMANTHS,INC (STEVES ONE LB CHEESESTEAK)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-03-22","latestIssueDate":"2007-04-11","expirationDate":"2008-04-30","inactiveDate":"2008-12-17"},{"number":"463035","type":"Food Preparing and Serving","status":"Inactive","businessName":"TIM FOODS LLC (ONE POUND CHEESE STEAKS)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-12-17","latestIssueDate":"2025-04-18","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"}],"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 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2025-005392 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"1 violation row 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 9, 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 Preparing and Serving #203092: Inactive since Dec 22, 2012; Food Preparing and Serving #404179: Inactive since Dec 17, 2008; Food Preparing and Serving #463035: Inactive since Jun 29, 2026","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/"}],"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/"}]}