{"asOf":"2026-07-28T04:18:24.448Z","block":"1500-1599 ADAMS AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-adams-ave","address":"1541 ADAMS AVE","parcelNumber":"232005410","source":"https://property.phila.gov/?p=232005410","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"4150 KENSINGTON AVE LLC","coOwner":null,"marketValue":31400,"landAssessment":31400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":55000,"date":"2014-04-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"840762","date":"2008-02-15","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"840761","date":"2008-02-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2155969","date":"2011-07-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2155968","date":"2011-07-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3525419","date":"2015-03-10","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3525420","date":"2015-03-10","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4513754","date":"2017-11-20","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4513752","date":"2017-11-20","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4513753","date":"2017-11-20","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5259412","date":"2019-12-02","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-069466","date":"2023-09-12","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-10-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-027734","date":"2024-04-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-05-16","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2024-059473","date":"2024-07-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-08-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-058305","date":"2025-08-04","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-08-26","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"147184","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-02-15","completedDate":"2010-02-08","violations":[{"number":"840762","date":"2008-02-15","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"840761","date":"2008-02-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"288677","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-07-27","completedDate":"2011-08-29","violations":[{"number":"2155969","date":"2011-07-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2155968","date":"2011-07-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"470644","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-03-11","completedDate":"2015-05-28","violations":[{"number":"3525419","date":"2015-03-10","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3525420","date":"2015-03-10","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"612884","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-11-21","completedDate":"2017-11-30","violations":[{"number":"4513754","date":"2017-11-20","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4513752","date":"2017-11-20","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4513753","date":"2017-11-20","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"717883","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CI","status":"CLOSED","createdDate":"2019-12-04","completedDate":"2020-01-21","violations":[{"number":"5259412","date":"2019-12-02","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-094362","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-09-12","completedDate":"2023-10-05","violations":[{"number":"VI-2023-069466","date":"2023-09-12","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-10-05","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-033849","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-04-22","completedDate":"2024-05-17","violations":[{"number":"VI-2024-027734","date":"2024-04-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-05-16","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2024-076298","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-07-17","completedDate":"2024-08-09","violations":[{"number":"VI-2024-059473","date":"2024-07-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-08-09","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-080886","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2025-08-04","completedDate":"2025-08-26","violations":[{"number":"VI-2025-058305","date":"2025-08-04","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-08-26","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"43839","date":"2005-08-11","type":"L_CLIP","status":"FAILED"},{"caseNumber":"43839","date":"2005-08-26","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"470644","date":"2015-03-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"470644","date":"2015-04-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"470644","date":"2015-05-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"612884","date":"2017-11-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"612884","date":"2017-11-29","type":"CI INSP","status":"PASSED"},{"caseNumber":"717883","date":"2019-12-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"717883","date":"2020-01-17","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2023-094362","date":"2023-09-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-094362","date":"2023-10-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-033849","date":"2024-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-033849","date":"2024-05-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-076298","date":"2024-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-076298","date":"2024-08-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-080886","date":"2025-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-080886","date":"2025-08-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2015,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":2},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00882318893389,"lng":-75.09150998902037,"geom":{"type":"Polygon","coordinates":[[[-75.091521213,40.009021703],[-75.091260715,40.00876816],[-75.091518647,40.008626312],[-75.091749291,40.008882595],[-75.091521213,40.009021703]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":9624,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"5400 EADOM ST, PHILADELPHIA PA, 19137","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR AUTO SALES(PERSONAL VEHICLE SALES AND RENTAL ON VACANT LOT)","status":"CLOSED","outcome":"Granted","date":"2017-09-27","number":"30051","relatedPermit":"740439"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR AUTO SALES (PERSONAL VEHICLE SALES AND RENTAL) ON A VACANT LOT.","status":"In Process","outcome":"Complete","date":"2021-02-15","number":"39966","relatedPermit":"1047741"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the erection of a detached structure, size and location as shown on plan/application; no change to size, area, or location of existing semi-detached structure approved by ZP-2022-009431. For use of new detached structure as Perso","status":"Completed","outcome":"Denied","date":"2025-08-01","number":"ZP-2023-009394","relatedPermit":"ZP-2023-009394"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":102600,"taxable":102600,"land":102600,"improvement":0,"taxableLand":102600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":77700,"taxable":77700,"land":77700,"improvement":0,"taxableLand":77700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":77700,"taxable":77700,"land":77700,"improvement":0,"taxableLand":77700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":77700,"taxable":77700,"land":77700,"improvement":0,"taxableLand":77700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":77700,"taxable":77700,"land":77700,"improvement":0,"taxableLand":77700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":77700,"taxable":77700,"land":77700,"improvement":0,"taxableLand":77700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":77700,"taxable":77700,"land":77700,"improvement":0,"taxableLand":77700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":95000,"taxable":95000,"land":95000,"improvement":0,"taxableLand":95000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":95000,"taxable":95000,"land":95000,"improvement":0,"taxableLand":95000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":85400,"taxable":85400,"land":85400,"improvement":0,"taxableLand":85400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":85400,"taxable":85400,"land":85400,"improvement":0,"taxableLand":85400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":31400,"taxable":31400,"land":31400,"improvement":0,"taxableLand":31400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1195,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1047741","date":"2021-01-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Vehicle Sales and Rentals."},{"number":"ZP-2022-009431","date":"2023-01-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"ZP-2023-009394","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-08-04","scope":"Personal Vehicle Repair and Maintenance.; Personal Vehicle Sales and Rentals."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"appeal","w":"Appeal denied"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"441784","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CARL R FORCILLO","legalName":"CARL R FORCILLO","address":"1541 ADAMS AVE","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2008-04-17","latestIssueDate":"2008-04-17","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"441784","type":"Vacant Residential Property / Lot","businessName":"CARL R FORCILLO","legalName":"CARL R FORCILLO","issuedDate":"2008-04-17","latestIssueDate":"2008-04-17","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"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":["1 permit event 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 #ZP-2023-009394: Completed · Denied; related permit ZP-2023-009394. The history also contains “PERM Z- NEW USE.”","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-2023-009394 (Refused).","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":"9 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 26, 2025.","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 #441784: Inactive since Dec 22, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 9 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/"}]}