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FOR USE AS A VACANT COMMERCIAL SPACE (USE REGIST","status":"CLOSED","outcome":"Withdrawn","date":"2016-10-18","number":"27788","relatedPermit":"672008"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON SITE, AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION.\nFOR ","status":"OPEN","outcome":"Granted with conditions","date":"2017-01-31","number":"29245","relatedPermit":"726125"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":213800,"taxable":213800,"land":13680,"improvement":200120,"taxableLand":13680,"taxableImprovement":200120,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":213800,"taxable":213800,"land":60078,"improvement":153722,"taxableLand":60078,"taxableImprovement":153722,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":213800,"taxable":213800,"land":60078,"improvement":153722,"taxableLand":60078,"taxableImprovement":153722,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":255100,"taxable":255100,"land":71600,"improvement":183500,"taxableLand":71600,"taxableImprovement":183500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":276400,"taxable":276400,"land":77578,"improvement":198822,"taxableLand":77578,"taxableImprovement":198822,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":276400,"taxable":276400,"land":77578,"improvement":198822,"taxableLand":77578,"taxableImprovement":198822,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":276400,"taxable":276400,"land":77578,"improvement":198822,"taxableLand":77578,"taxableImprovement":198822,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":302200,"taxable":302200,"land":60440,"improvement":241760,"taxableLand":60440,"taxableImprovement":241760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":302200,"taxable":302200,"land":60440,"improvement":241760,"taxableLand":60440,"taxableImprovement":241760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":336500,"taxable":336500,"land":67300,"improvement":269200,"taxableLand":67300,"taxableImprovement":269200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":336500,"taxable":336500,"land":67300,"improvement":269200,"taxableLand":67300,"taxableImprovement":269200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":336500,"taxable":336500,"land":67300,"improvement":269200,"taxableLand":67300,"taxableImprovement":269200,"exemptLand":0,"exemptImprovement":0}],"taxNow":4710,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"726125","date":"2018-06-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-06-01","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE, AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ABOVE THE FOURTH STORY ROOF ACCESSED FROM THE FOURTH FLOOR, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS VACANT COMMERCIAL SPACE ON THE ENTIRE FIRST FLOOR (SEPARATE USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY), WITH TWO-FAMILY HOUSEHOLD LIVING ABOVE; NO SIGNS ON THIS PERMIT."}],"storyTag":"Renovated & sold on","storyDelta":0.94,"timeline":[{"y":2012,"k":"sale","p":80000},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"appeal","w":"Appeal withdrawn"},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"sale","p":100000},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"sale","p":100000},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"442721","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LEE QUACH (MR LEES BUILDER & CONSTRUCTION)","legalName":"LEE QUACH","address":"623 WASHINGTON AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-04-24","latestIssueDate":"2011-08-09","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"571242","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LEE QUACH","legalName":"LEE QUACH","address":"623 WASHINGTON AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-08-14","latestIssueDate":"2012-08-14","expirationDate":"2013-02-28","inactiveDate":"2013-08-24"},{"number":"603436","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"THANH LUU","legalName":"THANH LUU","address":"623 WASHINGTON AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-08-24","latestIssueDate":"2017-02-11","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"}],"licenseActivity":[{"number":"603436","type":"Vacant Residential Property / Lot","businessName":"THANH LUU","legalName":"THANH LUU","issuedDate":"2013-08-24","latestIssueDate":"2017-02-11","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"571242","type":"Vacant Residential Property / Lot","businessName":"LEE QUACH","legalName":"LEE QUACH","issuedDate":"2012-08-14","latestIssueDate":"2012-08-14","closureDate":"2013-08-24","expirationDate":"2013-02-28","inactiveDate":"2013-08-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"442721","type":"Vacant Residential Property / Lot","businessName":"LEE QUACH (MR LEES BUILDER & CONSTRUCTION)","legalName":"LEE QUACH","issuedDate":"2008-04-24","latestIssueDate":"2011-08-09","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #27788: CLOSED · Withdrawn; related permit 672008. Use permit #726125: COMPLETED.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"20 failed, 5 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 8, 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":"Vacant Residential Property / Lot #442721: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #571242: Inactive since Aug 24, 2013; Vacant Residential Property / Lot #603436: Inactive since Apr 29, 2018","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 15 historical violations across 6 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/"},{"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"}]}