{"asOf":"2026-07-25T23:49:41.872Z","block":"1100-1199 E PASSYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-e-passyunk-ave","address":"1119 E PASSYUNK AVE","parcelNumber":"871000110","source":"https://property.phila.gov/?p=871000110","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"TRINH INVESTMENT GROUP LLC","coOwner":null,"marketValue":1046200,"landAssessment":209200,"improvementAssessment":837000,"livableArea":3375,"yearBuilt":2023,"lastSale":{"price":10,"date":"2023-08-21T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93523502912735,"lng":-75.15654871993402,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":1500,"zoning":"CMX2.5","grade":"2","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1240 S 05TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOT; FOR THE ERECTION OF A THREE (3) STORY STRUCTURE WITH CELLAR, ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE, AND ONE (1) ACCESSORY SURFACE PARKING SPACE; FOR USE AS VACANT","status":"Completed","outcome":"Granted with conditions","date":"2021-12-06","number":"ZP-2021-007768","relatedPermit":"ZP-2021-007768"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":761000,"taxable":253667,"land":152200,"improvement":608800,"taxableLand":152200,"taxableImprovement":101467,"exemptLand":0,"exemptImprovement":507333},{"y":2027,"v":1046200,"taxable":432400,"land":209200,"improvement":837000,"taxableLand":209200,"taxableImprovement":223200,"exemptLand":0,"exemptImprovement":613800}],"taxNow":3551,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-007768","date":"2021-11-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-04-09","scope":"FOR THE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOT; FOR THE ERECTION OF A THREE (3) STORY STRUCTURE WITH CELLAR, ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE, ONE (1) ACCESSORY SURFACE PARKING SPACE, AND A REAR SECOND FLOOR PROJECTED DECK (AS PER ZBA PROVISO PLAN); FOR USE AS VACANT COMMERCIAL SPACE AND MULTIFAMILY (THREE (3) DWELLING UNITS) HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"CP-2022-001817","date":"2022-05-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-09","scope":"NEW CONSTRUCTION OF A THREE (3) STORY, VACANT COMMERCIAL SPACE AND THREE (3) FAMILY DWELLING WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE, SURFACE PARKING SPACE TO INCLUDE UNDERPINNING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK. *2018 IBC REVIEW* AMENDMENT 11/14/22 TO CHANGE SPECIAL INSPECTION AGENCY."},{"number":"ZP-2022-006512","date":"2022-06-09","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"DEMOLITION OF BUILDINGS ON SITE"},{"number":"FP-2022-002996","date":"2023-03-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-09","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACK-FLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"PP-2023-006248","date":"2023-05-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-30","scope":"install 5\" curb trap, 4\" vent, 4\" house drain 1\" water service"},{"number":"EP-2023-003990","date":"2023-05-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-18","scope":"INSTALL A 600 AMP SERVICE, (5) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (3) 150 AMP FEEDERS, (3) 125 AMP MCB PANELS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SPACE, & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, SMOKE, & CARBON MONOXIDE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"ZP-2024-007403","date":"2024-08-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Wearing Apparel and Accessories; Retail Sales - Consumer Goods; Retail Sales - Sundries, Pharmaceuticals, and Convenience Sales"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"234552","type":"Rental","status":"Inactive","businessName":"NUOI TU (XU TRINH CHAY)","legalName":"NUOI TU","address":"1119 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-29","latestIssueDate":"2021-03-03","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"0954629","type":"Rental","status":"Active","businessName":"TRINH INVESTMENT GROUP LLC","legalName":"TRINH INVESTMENT GROUP LLC","address":"1119 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-06-21","latestIssueDate":"2026-07-22","expirationDate":"2027-06-20","inactiveDate":null},{"number":"0983673","type":"Handbill Distribution","status":"Expired","businessName":"Bliss Retail LLC (Bliss Dispensary)","legalName":"Bliss Retail LLC","address":"1119 E PASSYUNK AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2025-07-12","latestIssueDate":"2025-07-12","expirationDate":"2026-07-11","inactiveDate":null}],"licenseActivity":[{"number":"0983673","type":"Handbill Distribution","businessName":"Bliss Retail LLC (Bliss Dispensary)","legalName":"Bliss Retail LLC","issuedDate":"2025-07-12","latestIssueDate":"2025-07-12","closureDate":"2026-07-11","expirationDate":"2026-07-11","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"0954629","type":"Rental","businessName":"TRINH INVESTMENT GROUP LLC","legalName":"TRINH INVESTMENT GROUP LLC","issuedDate":"2024-06-21","latestIssueDate":"2026-07-22","closureDate":null,"expirationDate":"2027-06-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"234552","type":"Rental","businessName":"NUOI TU (XU TRINH CHAY)","legalName":"NUOI TU","issuedDate":"2004-03-29","latestIssueDate":"2021-03-03","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 37% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $761,000 to $1,046,200","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":"Appeal #ZP-2021-007768: Completed · Granted with conditions; related permit ZP-2021-007768.","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":"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Handbill Distribution #0983673: Expired","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}],"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/"}]}