{"asOf":"2026-07-24T20:22:54.170Z","block":"2200-2299 GRAYS FERRY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-grays-ferry-ave","address":"2241 GRAYS FERRY AVE","parcelNumber":"302173600","source":"https://property.phila.gov/?p=302173600","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"HUYNH HANH","coOwner":null,"marketValue":586800,"landAssessment":117360,"improvementAssessment":469440,"livableArea":1440,"yearBuilt":1915,"lastSale":{"price":10,"date":"2018-10-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"4834685","date":"2018-07-23","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4834686","date":"2018-07-23","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211959341","date":"2019-03-05","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"645569","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-07-23","completedDate":"2019-04-04","violations":[{"number":"4834685","date":"2018-07-23","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4834686","date":"2018-07-23","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"676025","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-03-12","completedDate":"2023-01-18","violations":[{"number":"211959341","date":"2019-03-05","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2018,"n":2,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"645569","date":"2018-07-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"645569","date":"2018-08-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"645569","date":"2018-10-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"645569","date":"2019-03-05","type":"PRECOURT","status":"PASSED"},{"caseNumber":"676025","date":"2019-03-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"676025","date":"2019-06-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"676025","date":"2020-02-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"676025","date":"2023-01-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":2,"passes":1},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94479114344043,"lng":-75.18003292333735,"geom":{"type":"Polygon","coordinates":[[[-75.180106621,39.944828539],[-75.180061701,39.944856145],[-75.179954726,39.944748131],[-75.180010615,39.944731184],[-75.180106621,39.944828539]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-007387","type":"Fire Alarm Certification","inspectionDate":"2023-03-30","result":"Certified","expirationDate":"2024-03-30","buildingId":"1496080"},{"number":"BC-2024-010074","type":"Special Hazards Certification","inspectionDate":"2024-04-09","result":"Certified","expirationDate":"2025-04-09","buildingId":"1496080"},{"number":"BC-2025-002894","type":"Special Hazards Certification","inspectionDate":"2025-02-03","result":"Certified","expirationDate":"2026-02-03","buildingId":"1496080"},{"number":"BC-2025-031882","type":"Special Hazards Certification","inspectionDate":"2025-12-05","result":"Certified","expirationDate":"2026-12-05","buildingId":"1496080"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":763,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1213 WALNUT ST APT 2310, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":209400,"taxable":209400,"land":39264,"improvement":170136,"taxableLand":39264,"taxableImprovement":170136,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":209400,"taxable":209400,"land":62820,"improvement":146580,"taxableLand":62820,"taxableImprovement":146580,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":209400,"taxable":209400,"land":62820,"improvement":146580,"taxableLand":62820,"taxableImprovement":146580,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":395400,"taxable":395400,"land":118620,"improvement":276780,"taxableLand":118620,"taxableImprovement":276780,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":395400,"taxable":395400,"land":118620,"improvement":276780,"taxableLand":118620,"taxableImprovement":276780,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":395400,"taxable":395400,"land":118620,"improvement":276780,"taxableLand":118620,"taxableImprovement":276780,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":395400,"taxable":395400,"land":118620,"improvement":276780,"taxableLand":118620,"taxableImprovement":276780,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":395400,"taxable":395400,"land":118620,"improvement":276780,"taxableLand":118620,"taxableImprovement":276780,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":395400,"taxable":395400,"land":118620,"improvement":276780,"taxableLand":118620,"taxableImprovement":276780,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":395400,"taxable":395400,"land":118620,"improvement":276780,"taxableLand":118620,"taxableImprovement":276780,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":395400,"taxable":395400,"land":118620,"improvement":276780,"taxableLand":118620,"taxableImprovement":276780,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":586800,"taxable":586800,"land":117360,"improvement":469440,"taxableLand":117360,"taxableImprovement":469440,"exemptLand":0,"exemptImprovement":0}],"taxNow":5535,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"59228","date":"2007-03-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-06-12","scope":"CURB TRAP, MAIN DRAIN AND WATER SERVICE 1\"."},{"number":"211108","date":"2009-05-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-03-24","scope":"INSTALLATION OF AN APPROVED FIRE ALARM SYSTEM ACCORDING TO NFPA-72 AND LOCAL FIRE ALARM CODES"},{"number":"532586","date":"2014-04-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-04-24","scope":"USE AS 1ST FLOOR GROCERTY STORE"},{"number":"ZP-2022-005860","date":"2022-06-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2022-003770","date":"2022-09-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-25","scope":"FOR INTERIOR LEVEL 2 ALTERATIONS TO EXISTING RESTAURANT SPACE AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK. AMENDMENT (11/09/2022) TO CHANGE THE LOCATION OF FOOD PREP SINK AND HAND WASH SINK AS PER REVISED PLANS."},{"number":"MP-2022-004446","date":"2022-09-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-14","scope":"FOR THE INSTALLATION OF ONE (1) TYPE 1 COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED EXHAUST FAN, MAKEUP AIR SYSTEM, AND DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2022-011673","date":"2022-11-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-17","scope":"Dining Room 6 Install blank cover plate on existing exposed junction box. 4 Remove existing recessed lighting fixture and install junction box cover. 1 Relocate existing general purpose receptacle from behind banquete. 1 Replace existing ceiling mounted lighting fixture over front table with customer supplied lighting fixture. 4 Replace existing wall mounted lighting fixture with customer supplied lighting fixture. 2 Relocate existing general purpose receptacle to 18\" above finish floor. 4 Replace existing switch with single pole dimmer. 2 Replace existing ceiling mounted lighting fixture over the rear counter area with customer supplied lighting fixture. 1 Re-install existing single pole switch for the powder room exhaust fan / light combination unit and GFCI receptacle at vanity. 4 Disconnect and remove existing general purpose receptacle. Kitchen 1 Relocate existing ceiling mounted lighting fixture. 2 Disconnect and remove existing general purpose receptacle. 1 Reconnect existing circuit to kitchen exhaust hood. No new wiring as per 2017 nec"},{"number":"PP-2022-015657","date":"2022-12-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-21","scope":"Install (3) indirect waste/ hub drains and (2) lavatories."},{"number":"FP-2023-000828","date":"2023-04-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-25","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install fire suppression system for kitchen hood"}],"storyTag":"Renovated & sold on","storyDelta":8.01,"timeline":[{"y":2018,"k":"sale","p":685000},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"367053","type":"Rental","status":"Inactive","businessName":"TIMOTHY W STOUT (LANGAN ENGINEERING)","legalName":"TIMOTHY W STOUT","address":"2241 GRAYS FERRY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-05-05","latestIssueDate":"2012-03-03","expirationDate":"2013-02-28","inactiveDate":null},{"number":"610010","type":"Food Preparing and Serving","status":"Inactive","businessName":"BARKAN LLC (JUICE BAR CAFE)","legalName":"BARKAN LLC","address":"2241 GRAYS FERRY AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-11-08","latestIssueDate":"2013-11-08","expirationDate":"2014-04-30","inactiveDate":"2014-05-02"},{"number":"627297","type":"Food Preparing and Serving","status":"Inactive","businessName":"GREEN AISLE LLC","legalName":"GREEN AISLE LLC","address":"2241 GRAYS FERRY AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-05-02","latestIssueDate":"2019-05-08","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"814385","type":"Rental","status":"Inactive","businessName":"MICHELLE HUYNH","legalName":"MICHELLE HUYNH","address":"2241 GRAYS FERRY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-06-04","latestIssueDate":"2019-06-04","expirationDate":"2020-06-03","inactiveDate":"2020-08-02"},{"number":"923630","type":"Food Preparing and Serving","status":"Active","businessName":"Illata Restaurant","legalName":"Illata Restaurant","address":"2241 GRAYS FERRY AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-05-15","latestIssueDate":"2026-07-15","expirationDate":"2027-05-14","inactiveDate":null},{"number":"935021","type":"Sidewalk Cafe","status":"Inactive","businessName":"Illata Restaurant","legalName":"Illata Restaurant","address":"2241 GRAYS FERRY AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2023-10-05","latestIssueDate":"2024-11-18","expirationDate":"2025-10-04","inactiveDate":"2025-12-03"}],"licenseActivity":[{"number":"935021","type":"Sidewalk Cafe","businessName":"Illata Restaurant","legalName":"Illata Restaurant","issuedDate":"2023-10-05","latestIssueDate":"2024-11-18","closureDate":"2025-12-03","expirationDate":"2025-10-04","inactiveDate":"2025-12-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"923630","type":"Food Preparing and Serving","businessName":"Illata Restaurant","legalName":"Illata Restaurant","issuedDate":"2023-05-15","latestIssueDate":"2026-07-15","closureDate":null,"expirationDate":"2027-05-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"814385","type":"Rental","businessName":"MICHELLE HUYNH","legalName":"MICHELLE HUYNH","issuedDate":"2019-06-04","latestIssueDate":"2019-06-04","closureDate":"2020-08-02","expirationDate":"2020-06-03","inactiveDate":"2020-08-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"627297","type":"Food Preparing and Serving","businessName":"GREEN AISLE LLC","legalName":"GREEN AISLE LLC","issuedDate":"2014-05-02","latestIssueDate":"2019-05-08","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"610010","type":"Food Preparing and Serving","businessName":"BARKAN LLC (JUICE BAR CAFE)","legalName":"BARKAN LLC","issuedDate":"2013-11-08","latestIssueDate":"2013-11-08","closureDate":"2014-05-02","expirationDate":"2014-04-30","inactiveDate":"2014-05-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"367053","type":"Rental","businessName":"TIMOTHY W STOUT (LANGAN ENGINEERING)","legalName":"TIMOTHY W STOUT","issuedDate":"2006-05-05","latestIssueDate":"2012-03-03","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 48% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $395,400 to $586,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #532586: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 30, 2024; Special Hazards Certification: Certified through Dec 5, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 18, 2023.","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 #610010: Inactive since May 2, 2014; Food Preparing and Serving #627297: Inactive since Jun 29, 2020; Sidewalk Cafe #935021: Inactive since Dec 3, 2025","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 2 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/"}]}