{"asOf":"2026-07-24T02:42:08.434Z","block":"9700-9799 VERREE RD","blockUrl":"https://philadelphia.blockreport.homes/block/9700-9799-verree-rd","address":"9785 VERREE RD","parcelNumber":"581253802","source":"https://property.phila.gov/?p=581253802","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":"RANYA INVESTMENT LLC","coOwner":null,"marketValue":215000,"landAssessment":215000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":55000,"date":"2016-03-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"3650194","date":"2015-06-18","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3846507","date":"2016-02-18","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"486682","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-06-22","completedDate":"2015-11-19","violations":[{"number":"3650194","date":"2015-06-18","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"520599","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-02-19","completedDate":"2016-03-29","violations":[{"number":"3846507","date":"2016-02-18","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"486682","date":"2015-06-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"486682","date":"2015-07-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"486682","date":"2015-11-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"520599","date":"2016-02-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"520599","date":"2016-03-29","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":1},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.09884352400939,"lng":-75.04431001575863,"geom":{"type":"Polygon","coordinates":[[[-75.043776866,40.098518391],[-75.043901849,40.098385841],[-75.044912389,40.099268696],[-75.044796213,40.099324156],[-75.043776866,40.098518391]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":null,"lotArea":24190,"zoning":"RSD1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"117 SPRING GARDEN ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"YOU HAVE FILED AN APPEAL AGAINST THE DEPARTMENT OF LICENSES AND INSPECTIONS FOR THE ISSUANCE OF ZONING/USE PERMIT # 504554 FOR CONSTRUCTION OF A SINGLE FAMILY RESIDENCE WITH A GARAGE ON A 50 FOOT WIDE VACANT LOT.  YOU STATE THE REASON FOR T","status":"OPEN","outcome":null,"date":"2014-04-28","number":"22674","relatedPermit":"504554"},{"type":"Zoning board appeal","grounds":"PERMIT APPLICATION IS FOR THE ERECTION OF A DETACHED STRUCTURE (35 FT HIGH); PORCH AT FIRST AND SECOND FLOOR FRONT FOR A SINGLE FAMILY HOUSEHOLD LIVING.\n\nSIZE AND LOCATION AS SHOWN IN THE APPLICATION","status":"CLOSED","outcome":"Withdrawn","date":"2019-08-21","number":"27924","relatedPermit":"690815"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":28000,"taxable":28000,"land":28000,"improvement":0,"taxableLand":28000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":28000,"taxable":28000,"land":28000,"improvement":0,"taxableLand":28000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":28000,"taxable":28000,"land":28000,"improvement":0,"taxableLand":28000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":28000,"taxable":28000,"land":28000,"improvement":0,"taxableLand":28000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":28000,"taxable":28000,"land":28000,"improvement":0,"taxableLand":28000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":28000,"taxable":28000,"land":28000,"improvement":0,"taxableLand":28000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":28000,"taxable":28000,"land":28000,"improvement":0,"taxableLand":28000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":345000,"taxable":345000,"land":345000,"improvement":0,"taxableLand":345000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":215000,"taxable":215000,"land":215000,"improvement":0,"taxableLand":215000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":215000,"taxable":215000,"land":215000,"improvement":0,"taxableLand":215000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":215000,"taxable":215000,"land":215000,"improvement":0,"taxableLand":215000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":215000,"taxable":215000,"land":215000,"improvement":0,"taxableLand":215000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3010,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"504554","date":"2014-01-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"REVOKED","completedDate":"2014-01-31","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE FOR USE AS A SINGLE-FAMILY DWELLING WITH A PRIVATE RESIDENCE PARKING GARAGE WITH THREE (3) OFF-STREET PARKING SPACES. SIZE AND LOCATION AS SHOWN IN PLANS."}],"storyTag":"Renovated & sold on","storyDelta":0.57,"timeline":[{"y":2003,"k":"sale","p":35000},{"y":2003,"k":"sale","p":57000},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"appeal","w":"Appeal filed"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"sale","p":55000},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[{"number":"827962","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Ranya Investment LLC","legalName":"Ranya Investment LLC","address":"9785 VERREE RD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-10-31","latestIssueDate":"2021-11-01","expirationDate":"2022-10-30","inactiveDate":"2022-12-29"}],"licenseActivity":[{"number":"827962","type":"Vacant Residential Property / Lot","businessName":"Ranya Investment LLC","legalName":"Ranya Investment LLC","issuedDate":"2019-10-31","latestIssueDate":"2021-11-01","closureDate":"2022-12-29","expirationDate":"2022-10-30","inactiveDate":"2022-12-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1132% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $28,000 to $345,000","no permit shown in 2022-2024"],"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":"Appeal #22674: OPEN; related permit 504554. Use permit #504554: REVOKED.","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: 504554 (REVOKED).","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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 29, 2016.","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 #827962: Inactive since Dec 29, 2022","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 2 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/"}]}