{"asOf":"2026-07-23T21:41:41.273Z","block":"2900-2999 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2900-2999-cecil-b-moore-ave","address":"2901 CECIL B MOORE AVE","parcelNumber":"871000357","source":"https://property.phila.gov/?p=871000357","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"821","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"LEMA PROPERTY GROUP LLC","coOwner":null,"marketValue":605000,"landAssessment":121000,"improvementAssessment":484000,"livableArea":3025,"yearBuilt":2023,"lastSale":{"price":50000,"date":"2018-08-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-085547","date":"2023-10-31","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-10-31","resolution":"WARNING ISSUED"},{"number":"VI-2024-005431","date":"2024-01-26","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-01-26","resolution":"SVN ISSUED"},{"number":"VI-2024-095695","date":"2024-12-02","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-095696","date":"2024-12-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-113822","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-31","completedDate":"2023-11-01","violations":[{"number":"VI-2023-085547","date":"2023-10-31","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-10-31","resolution":"WARNING ISSUED"}]},{"number":"CF-2024-006024","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-01-25","completedDate":"2024-02-29","violations":[{"number":"VI-2024-005431","date":"2024-01-26","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-01-26","resolution":"SVN ISSUED"}]},{"number":"CF-2024-123320","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-11-26","completedDate":"2025-03-08","violations":[{"number":"VI-2024-095695","date":"2024-12-02","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-095696","date":"2024-12-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-113822","date":"2023-10-31","type":null,"status":null},{"caseNumber":"CF-2024-006024","date":"2024-01-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-123320","date":"2024-11-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-123320","date":"2024-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-123320","date":"2025-03-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981986665176194,"lng":-75.18201309245524,"geom":{"type":"Polygon","coordinates":[[[-75.18206234,39.981888356],[-75.182019444,39.982091811],[-75.181963535,39.982084112],[-75.182007247,39.981881257],[-75.18206234,39.981888356]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":1132,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"64 MEER DR, LANGHORNE PA, 19053","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":338800,"taxable":67800,"land":67800,"improvement":271000,"taxableLand":67800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":271000},{"y":2026,"v":338800,"taxable":67800,"land":67800,"improvement":271000,"taxableLand":67800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":271000},{"y":2027,"v":605000,"taxable":121000,"land":121000,"improvement":484000,"taxableLand":121000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":484000}],"taxNow":949,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-004523","date":"2020-09-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-11-12","scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"CP-2020-005686","date":"2020-12-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-05","scope":"FOR THE ERECTION OF A THREE STORY STRUCTURE FOR USE AS A VACANT COMMERICAL (SEPARATE USE PERMIT AND INTERIOR FITOUT REQUIRED PRIOR TO OCCUPANCY) WITH A TWO FAMILY DWELLING FROM THE SECOND THROUGH THIRD FLOOR LEVEL. STRUCTURE TO CONTAIN A ROOF DECK OVER THE THIRD STORY PORTION ACCESSED BY A ROOF DECK ACCESS STRUCTURE ACCESSORY TO UNIT TWO ONLY. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13 ON THE FIRST FLOOR LEVEL WITH NFPA 13R FOR RESIDENTIAL USE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. . **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.***SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2021-001360","date":"2021-06-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-05","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE, 3-INCH BACKFLOW PREVENTER AND WET FIRE SPRINKLER SYSTEM PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13 AND 13R."},{"number":"ZP-2023-010441","date":"2023-10-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2023-005375","date":"2024-01-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-12","scope":"FOR THE INTERIOR FIT OUT TO THE CELLAR LEVEL OF A THREE STORY STRUCTURE (SEE CP-2020-005686 FOR PREVIOUSLY APPROVED NEW CONSTRUCITON PERMIT). 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":"MP-2024-000128","date":"2024-02-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-10-29","scope":"INSTALLATION OF HVAC SYSTEM FOR NEW CONSTRUCTION MIXED USE BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"EP-2024-002314","date":"2024-03-08","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-22","scope":"Rough-In Permit for EP-2024-002312 Install 600a, 1ph main service with 5 gang meter module. Install all wiring throughout 2 apartments ,2 vanilla box commercial spaces & common area. Install fire alarm system throughout as per NFPA72. Install cable tv wiring"},{"number":"PP-2024-003701","date":"2024-03-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-03","scope":"INSTALL MD, CT, FAI & 1\" WDP."},{"number":"EP-2024-002312","date":"2024-03-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-08","scope":"Install 600 amp, 1ph main service with 5 gang meter module. Install all wiring throughout 2 apartments, 2 vanilla box commercial spaces & common area. Install cable TV wiring as per 2017 NEC. Install fire alarm system throughout as per 2017 NFPA 72."},{"number":"PP-2024-004920","date":"2024-04-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-12","scope":"INSTALL 6 LAVATORIES, 4 SHOWER/TUBS, 6 WATER CLOSETS, 2 WASHING MACHINE BOXES, 2 KITCHEN SINKS, 3 HUB DRAINS, 5 BACKWATER VALVES, 1 FLOOR DRAIN, 3 AREA DRAINS, 1 ROOF DRAIN, 1 SUMP PUMP, 1 BACKFLOW PREVENTER AND 4 HOT WATER HEATERS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"ZP-2024-003967","date":"2024-04-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"PP-2024-007670","date":"2024-05-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-29","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2024-002140","date":"2024-06-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-12","scope":"FOR THE INITIAL FIT OUT FOR THE PREVIOUSLY APPROVED FIRST FLOOR SPACE. FOR USE AS A EDUCATIONAL OCCUPANCY (CHILD CARE CENTER). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. 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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"279155","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BEST HOAGIE INC","legalName":"BEST HOAGIE INC","address":"2901 CECIL B MOORE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1994-05-24","latestIssueDate":"1994-05-24","expirationDate":"2010-07-31","inactiveDate":null},{"number":"0967836","type":"Food Preparing and Serving","status":"Inactive","businessName":"Little Scholars Of The Future Learning Academy 2","legalName":"Little Scholars Of The Future Learning Academy 2","address":"2901 CECIL B MOORE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-12-17","latestIssueDate":"2024-12-17","expirationDate":"2025-12-16","inactiveDate":"2026-02-14"},{"number":"0971900","type":"Rental","status":"Inactive","businessName":"Lema Property Group LLC","legalName":"Lema Property Group LLC","address":"2901 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-02-19","latestIssueDate":"2025-02-19","expirationDate":"2026-02-18","inactiveDate":"2026-04-19"}],"licenseActivity":[{"number":"0971900","type":"Rental","businessName":"Lema Property Group LLC","legalName":"Lema Property Group LLC","issuedDate":"2025-02-19","latestIssueDate":"2025-02-19","closureDate":"2026-04-19","expirationDate":"2026-02-18","inactiveDate":"2026-04-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"0967836","type":"Food Preparing and Serving","businessName":"Little Scholars Of The Future Learning Academy 2","legalName":"Little Scholars Of The Future Learning Academy 2","issuedDate":"2024-12-17","latestIssueDate":"2024-12-17","closureDate":"2026-02-14","expirationDate":"2025-12-16","inactiveDate":"2026-02-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279155","type":"Dumpster License - Private Property","businessName":"BEST HOAGIE INC","legalName":"BEST HOAGIE INC","issuedDate":"1994-05-24","latestIssueDate":"1994-05-24","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["9 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"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":"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":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 8, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 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":"Dumpster License - Private Property #279155: Inactive; Food Preparing and Serving #0967836: Inactive since Feb 14, 2026","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 4 historical violations across 3 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/"}]}