{"asOf":"2026-07-25T03:34:32.806Z","block":"2300-2399 MIFFLIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-mifflin-st","address":"2323-25 MIFFLIN ST","parcelNumber":"871000174","source":"https://property.phila.gov/?p=871000174","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":"821","buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"HHDT LLC","coOwner":null,"marketValue":461600,"landAssessment":92300,"improvementAssessment":369300,"livableArea":2832,"yearBuilt":1920,"lastSale":{"price":385000,"date":"2025-07-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-077355","date":"2025-09-30","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-077356","date":"2025-09-30","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-077357","date":"2025-09-30","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2026-01-22","resolution":"CLOSED - STOP PROCESSING"}],"violationCases":[{"number":"CF-2025-108017","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"CLOSED","createdDate":"2025-09-30","completedDate":"2026-01-22","violations":[{"number":"VI-2025-077355","date":"2025-09-30","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-077356","date":"2025-09-30","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-077357","date":"2025-09-30","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2026-01-22","resolution":"CLOSED - STOP PROCESSING"}]}],"violYears":[{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2025-108017","date":"2025-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-108017","date":"2025-12-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-108017","date":"2026-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-108017","date":"2026-01-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92894939145018,"lng":-75.18456994652234,"geom":{"type":"Polygon","coordinates":[[[-75.18449751,39.929050948],[-75.184535695,39.928872518],[-75.184677696,39.928890816],[-75.184529977,39.929055043],[-75.18449751,39.929050948]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-014379","type":"Fire Alarm Certification","inspectionDate":"2022-09-26","result":"Certified","expirationDate":"2023-09-26","buildingId":"1365877"},{"number":"BC-2025-018643","type":"Fire Alarm Certification","inspectionDate":"2025-07-10","result":"Deficient","expirationDate":null,"buildingId":"1365877"},{"number":"BC-2025-028608","type":"Fire Alarm Certification","inspectionDate":"2025-07-10","result":"Certified","expirationDate":"2026-07-10","buildingId":"1365877"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":2,"lotArea":1612,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"115 N 10TH ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":400000,"taxable":237800,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":157800,"exemptLand":0,"exemptImprovement":162200},{"y":2026,"v":400000,"taxable":237800,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":157800,"exemptLand":0,"exemptImprovement":162200},{"y":2027,"v":461600,"taxable":274411,"land":92300,"improvement":369300,"taxableLand":92300,"taxableImprovement":182111,"exemptLand":0,"exemptImprovement":187189}],"taxNow":3329,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-003642","date":"2020-07-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"GM-2020-007362","date":"2020-09-11","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-10-22","scope":"EZ INTERIOR DEMOLITION - For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"CP-2020-004201","date":"2020-11-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-08","scope":"FOR INTERIOR ALTERATIONS THROUGHOUT INCLUDING NEW INTERIOR PARTITIONS AND INTERIOR FINISHES TO CREATE A TWO-FAMILY DWELLING. EXTERIOR ALTERATIONS TO INLCUDE NEW WINDOW OPENING AT THE SECOND FLOOR LEVEL, AS PER APPROVED PLANS."},{"number":"MP-2021-000868","date":"2021-03-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-27","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2021-000125","date":"2021-03-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-09","scope":"INSTALL A 500 AMP SERVICE, 4-GANG METER BANK, PROVIDE A NEW 200 AMP FEEDER TO THE EXISTING COMMERCIAL PANEL, (2) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. WIRING THROUGHOUT THE COMMON AREAS AND TWO UNITS. LIGHTS, SWITCHES, RECEPTACLES, MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. AS PER THE 2017 NEC & 2016 NFPA-72."},{"number":"FP-2021-001121","date":"2021-07-12","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-02-08","scope":"FOR INSTALLATION OF FIRE SPRINKLER SYSTEM TO SERVE THE MIXED-USE BUILDING AS PER NFPA 13 WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"PP-2021-013103","date":"2021-07-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-08-13","scope":"Exterior plumbing 1 inch water service"},{"number":"CP-2021-000640","date":"2021-10-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-08","scope":"FOR LEVEL II INTERIOR ALTERATIONS OF THE 1ST FLOOR COMMERCIAL SPACE WITHOUT CHANGE OF OCCUPANCY CLASSIFICATION OF AN EXISTING 2 STORY STRUCTURE. REAR WALL STRUCTURAL REPAIR AS PER STRUCTURAL ENGINEER REPORT. ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF THE WORK."},{"number":"ZP-2022-013168","date":"2022-12-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"PP-2021-002097","date":"2022-12-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-27","scope":"Interior plumbing, 3WC,2 TUBS,3 LAVATORIES,2 KITCHENS, 2 LAUNDRIES, 2 WATER HEATERS"},{"number":"AP-2022-010037","date":"2023-02-24","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2023-03-13","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A NEW DAYCARE IN EXISTING COMMERCIAL SPACE WITH LAYOUT AS PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"201046","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHIRLRICK CORP","legalName":"SHIRLRICK CORP","address":"2323-25 MIFFLIN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-08","latestIssueDate":"2014-03-25","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"744442","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"SHIRLOCK CORP- BAYVIEW LOAN SERV","legalName":"SHIRLOCK CORP- BAYVIEW LOAN SERV","address":"2323-25 MIFFLIN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-07-05","latestIssueDate":"2018-06-14","expirationDate":"2019-07-04","inactiveDate":null},{"number":"924113","type":"Food Preparing and Serving","status":"Inactive","businessName":"The Learning Tree Child Care Center","legalName":"The Learning Tree Child Care Center","address":"2323-25 MIFFLIN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-05-19","latestIssueDate":"2023-05-19","expirationDate":"2024-05-18","inactiveDate":"2024-07-17"},{"number":"0990209","type":"Rental","status":"Active","businessName":"HHDT LLC","legalName":"HHDT LLC","address":"2323-25 MIFFLIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-10-01","latestIssueDate":"2025-10-01","expirationDate":"2026-09-30","inactiveDate":null}],"licenseActivity":[{"number":"0990209","type":"Rental","businessName":"HHDT LLC","legalName":"HHDT LLC","issuedDate":"2025-10-01","latestIssueDate":"2025-10-01","closureDate":null,"expirationDate":"2026-09-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"924113","type":"Food Preparing and Serving","businessName":"The Learning Tree Child Care Center","legalName":"The Learning Tree Child Care Center","issuedDate":"2023-05-19","latestIssueDate":"2023-05-19","closureDate":"2024-07-17","expirationDate":"2024-05-18","inactiveDate":"2024-07-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"744442","type":"Vacant Residential Property / Lot","businessName":"SHIRLOCK CORP- BAYVIEW LOAN SERV","legalName":"SHIRLOCK CORP- BAYVIEW LOAN SERV","issuedDate":"2017-07-05","latestIssueDate":"2018-06-14","closureDate":"2019-07-04","expirationDate":"2019-07-04","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"201046","type":"Food Preparing and Serving","businessName":"SHIRLRICK CORP","legalName":"SHIRLRICK CORP","issuedDate":"2004-06-08","latestIssueDate":"2014-03-25","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 10, 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-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 22, 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":"Food Preparing and Serving #201046: Inactive since Jun 29, 2015; Vacant Residential Property / Lot #744442: Closed; Food Preparing and Serving #924113: Inactive since Jul 17, 2024","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","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/"}]}