{"asOf":"2026-07-23T21:42:14.686Z","block":"12300-12399 MEDFORD RD","blockUrl":"https://philadelphia.blockreport.homes/block/12300-12399-medford-rd","address":"12301 MEDFORD RD","parcelNumber":"871000356","source":"https://property.phila.gov/?p=871000356","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"T30","buildingCodeNew":"820","buildingClass":"ROW B/OFF-STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"BRAVO INC LLC","coOwner":null,"marketValue":422200,"landAssessment":84400,"improvementAssessment":337800,"livableArea":3016,"yearBuilt":1961,"lastSale":{"price":550000,"date":"2024-12-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-067835","date":"2022-09-08","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"CLOSED","resolutionDate":"2026-05-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-067836","date":"2022-09-08","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"CLOSED","resolutionDate":"2026-05-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-067837","date":"2022-09-08","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"CLOSED","resolutionDate":"2026-05-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-066864","date":"2022-09-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-066866","date":"2022-09-02","code":"LO-1","title":"OBTAIN LICENSE INDICATED","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-066863","date":"2022-09-02","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-066865","date":"2022-09-02","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2023-10-25","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-067009","date":"2022-09-06","code":"F-5003.8.7.1","title":"CABINET CONSTRUCTION\n","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-067010","date":"2022-09-06","code":"F-5704.3.2","title":"LIQUID STORAGE CABINETS\n","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-083876","date":"2023-10-25","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-10-26","resolution":"SVN ISSUED"},{"number":"VI-2023-097945","date":"2023-12-21","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-03-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-097944","date":"2023-12-21","code":"A-301.1/48","title":"SECURITY GATE","status":"COMPLIED","resolutionDate":"2024-11-22","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-089225","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2022-08-30","completedDate":"2026-05-18","violations":[{"number":"VI-2022-067835","date":"2022-09-08","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"CLOSED","resolutionDate":"2026-05-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-067836","date":"2022-09-08","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"CLOSED","resolutionDate":"2026-05-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-067837","date":"2022-09-08","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"CLOSED","resolutionDate":"2026-05-18","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2022-090986","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-02","completedDate":"2026-05-18","violations":[{"number":"VI-2022-066864","date":"2022-09-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-066866","date":"2022-09-02","code":"LO-1","title":"OBTAIN LICENSE INDICATED","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-066863","date":"2022-09-02","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-066865","date":"2022-09-02","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2023-10-25","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2022-091310","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-06","completedDate":"2023-06-08","violations":[{"number":"VI-2022-067009","date":"2022-09-06","code":"F-5003.8.7.1","title":"CABINET CONSTRUCTION\n","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-067010","date":"2022-09-06","code":"F-5704.3.2","title":"LIQUID STORAGE CABINETS\n","status":"COMPLIED","resolutionDate":"2023-06-08","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-111953","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-26","completedDate":"2026-05-18","violations":[{"number":"VI-2023-083876","date":"2023-10-25","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-10-26","resolution":"SVN ISSUED"}]},{"number":"CF-2023-128307","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2023-12-21","completedDate":null,"violations":[{"number":"VI-2023-097945","date":"2023-12-21","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-03-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-097944","date":"2023-12-21","code":"A-301.1/48","title":"SECURITY GATE","status":"COMPLIED","resolutionDate":"2024-11-22","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":9,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2022-090986","date":"2022-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-091310","date":"2022-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-089225","date":"2022-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-089225","date":"2022-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-089225","date":"2023-01-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-089225","date":"2023-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-091310","date":"2023-06-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-090986","date":"2023-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-089225","date":"2023-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-090986","date":"2023-10-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-111953","date":"2023-10-26","type":null,"status":null},{"caseNumber":"CF-2023-128307","date":"2023-12-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-128307","date":"2024-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-128307","date":"2024-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-089225","date":"2026-05-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":4,"passes":0},{"y":2023,"fails":5,"passes":2},{"y":2024,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.096715393078654,"lng":-74.97560464812531,"geom":{"type":"Polygon","coordinates":[[[-74.97571603,40.09660318],[-74.975762586,40.096613024],[-74.975832322,40.096720137],[-74.975445905,40.096834764],[-74.975379146,40.09671747],[-74.97571603,40.09660318]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":null,"lotArea":5100,"zoning":"RSA4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"12301 MEDFORD RD, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A PERSONAL SERVICE AND RETAIL SALE OF CONSUMER GOODS (HAIR PRODUCTS) AT FIRST FLOOR WITH BUSINESS AND PROFESSIONAL OFFICE AND SINGLE-FAMILY HOUSEHOLD LIVING ABOVE. NO SIGN ON THIS APPLICTION.\n\nThe permit for the above location ca","status":"Completed","outcome":"Denied","date":"2023-07-05","number":"ZP-2022-010510","relatedPermit":"ZP-2022-010510"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the proposed uses, Two-Family Household Living & Personal Services (Barber Shop), within an existing structure.","status":"Scheduled","outcome":null,"date":"2026-10-28","number":"ZP-2025-009641","relatedPermit":"ZP-2025-009641"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":294000,"taxable":294000,"land":112153,"improvement":181847,"taxableLand":112153,"taxableImprovement":181847,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":294000,"taxable":294000,"land":112153,"improvement":181847,"taxableLand":112153,"taxableImprovement":181847,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":422200,"taxable":422200,"land":84400,"improvement":337800,"taxableLand":84400,"taxableImprovement":337800,"exemptLand":0,"exemptImprovement":0}],"taxNow":4115,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2024-010243","date":"2024-11-22","work":"Security Gates","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-12-19","scope":"EZ PERMIT SECURITY GATES & GRILLS - For the Installation of Security Gates & Grills as per attached standards. Deviations from these standards require submission of construction and site plans. Security gate installation."},{"number":"PP-2024-016289","date":"2024-12-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-11","scope":"Repair vent to storm drain as Fixture replacement without piping. ADDITIONAL WORK SHALL REQUIRE A SEPERATE PERMIT"},{"number":"PP-2025-001676","date":"2025-03-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-17","scope":"HT and FAI replacement"},{"number":"ZP-2025-009641","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null},{"number":"ZP-2022-010510","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2023-07-25","scope":null}],"storyTag":"Renovated & sold on","storyDelta":0.57,"timeline":[{"y":2022,"k":"viol","w":"9 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"appeal","w":"Appeal denied"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Security Gates"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"sale","p":550000},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"232105","type":"Rental","status":"Inactive","businessName":"JOHN DR J PEDITTO (C/O MADELINE PEDITTO)","legalName":"JOHN DR J PEDITTO","address":"12301 MEDFORD RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-10","latestIssueDate":"2003-03-10","expirationDate":"2004-02-29","inactiveDate":"2012-07-30"},{"number":"570013","type":"Rental","status":"Inactive","businessName":"EJPC REALTY LLC","legalName":"EJPC REALTY LLC","address":"12301 MEDFORD RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-07-30","latestIssueDate":"2012-07-30","expirationDate":"2013-02-28","inactiveDate":null},{"number":"1008706","type":"Rental","status":"Active","businessName":"BRAVO IN LLC","legalName":"BRAVO IN LLC","address":"12301 MEDFORD RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2026-05-28","latestIssueDate":"2026-05-28","expirationDate":"2027-05-27","inactiveDate":null}],"licenseActivity":[{"number":"1008706","type":"Rental","businessName":"BRAVO IN LLC","legalName":"BRAVO IN LLC","issuedDate":"2026-05-28","latestIssueDate":"2026-05-28","closureDate":null,"expirationDate":"2027-05-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"570013","type":"Rental","businessName":"EJPC REALTY LLC","legalName":"EJPC REALTY LLC","issuedDate":"2012-07-30","latestIssueDate":"2012-07-30","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"232105","type":"Rental","businessName":"JOHN DR J PEDITTO (C/O MADELINE PEDITTO)","legalName":"JOHN DR J PEDITTO","issuedDate":"2003-03-10","latestIssueDate":"2003-03-10","closureDate":"2012-07-30","expirationDate":"2004-02-29","inactiveDate":"2012-07-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 44% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $294,000 to $422,200","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-2022-010510: Completed · Denied; related permit ZP-2022-010510. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"2 permits not marked completed: ZP-2025-009641 (Denied), ZP-2022-010510 (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":"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 1961 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":"11 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 18, 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":"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 12 historical violations across 5 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/"}]}