{"asOf":"2026-07-31T16:06:34.019Z","block":"3600-3699 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-haverford-ave","address":"3616 HAVERFORD AVE","parcelNumber":"871000440","source":"https://property.phila.gov/?p=871000440","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":"CASABLANCA INVESTORS LLC","coOwner":null,"marketValue":1505000,"landAssessment":301000,"improvementAssessment":1204000,"livableArea":5376,"yearBuilt":2022,"lastSale":{"price":102000,"date":"2020-11-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-058560","date":"2021-08-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-02-19","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-02-20","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-058561","date":"2021-08-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-02-19","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-02-20","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2021-081365","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-24","completedDate":"2022-02-20","noticeUrl":null,"violations":[{"number":"VI-2021-058560","date":"2021-08-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-02-19","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-02-20","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-058561","date":"2021-08-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-02-19","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-02-20","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-081365","date":"2021-08-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-081365","date":"2022-02-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96344445988867,"lng":-75.19513508721978,"geom":{"type":"Polygon","coordinates":[[[-75.195080199,39.963311875],[-75.19513905,39.963305344],[-75.195189976,39.963577044],[-75.195131124,39.963583576],[-75.195080199,39.963311875]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-016116","type":"Sprinkler Certification","inspectionDate":"2024-04-08","result":"Certified","expirationDate":"2025-04-08","buildingId":"3000322"},{"number":"BC-2024-012544","type":"Fire Alarm Certification","inspectionDate":"2024-04-18","result":"Certified","expirationDate":"2025-04-18","buildingId":"3000322"},{"number":"BC-2025-008026","type":"Fire Alarm Certification","inspectionDate":"2025-03-28","result":"Certified","expirationDate":"2026-03-28","buildingId":"3000322"},{"number":"BC-2025-011808","type":"Sprinkler Certification","inspectionDate":"2025-04-25","result":"Certified","expirationDate":"2026-04-25","buildingId":"3000322"},{"number":"BC-2026-007132","type":"Fire Alarm Certification","inspectionDate":"2026-03-11","result":"Certified","expirationDate":"2027-03-11","buildingId":"3000322"},{"number":"BC-2026-013459","type":"Sprinkler Certification","inspectionDate":"2026-04-21","result":"Certified","expirationDate":"2027-04-21","buildingId":"3000322"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1666,"zoning":"CMX2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1218 N WOODBINE AVE, PENN VALLEY PA, 19072","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1242000,"taxable":248400,"land":248400,"improvement":993600,"taxableLand":248400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":993600},{"y":2027,"v":1505000,"taxable":301000,"land":301000,"improvement":1204000,"taxableLand":301000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1204000}],"taxNow":3477,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-007504","date":"2021-08-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"CP-2021-003490","date":"2021-09-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-05-17","scope":"FOR THE CONSTRUCTION OF A THREE-STORY STRUCTURE WITH CELLAR AND PILOTHOUSE TO ACCESS ROOF DECK, FOR USE AS THREE-FAMILY DWELLING WITH VACANT COMMERCIAL ON THE FIRST FLOOR (SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY), AS PER APPROVED PLANS."},{"number":"FP-2021-002765","date":"2021-10-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-05-17","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13 TO INCLUDE A TWO (2)-INCH DIAMETER SERVICE LINE, AND A 2.5-INCH DIAMETER BACKFLOW PREVENTION ASSEMBLY."},{"number":"MP-2021-006875","date":"2021-10-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-05-17","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Installing warm air appliances for 3 units and a commercial space on the first floor. Each apartment installing 2 Ton (14seer) Air handler located in the closet of each apartment with a 2 Ton (14seer) Heat pump AC. For the commercial space installing 3 Ton (14seer) air handler with 3 Ton (14seer) Heat pump. All condensers located in the back of the building."},{"number":"PP-2021-021665","date":"2021-11-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-17","scope":"INSTALL 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 1-1/2 WATER SERVICE, 3 HOT WATER HEATERS, 3 KITCHEN SINKS, 9 LAVATORIES, 8 SHOWER/TUBS, 9 WATER CLOSETS, 4 WASHING MACHINES AND 4 DISHWASHERS ACCORDING TO THE 2018 PPC."},{"number":"EP-2021-012735","date":"2022-01-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-09","scope":"Install 400amp service, wiring throughout, install switches, outlets, light fixtures, 110v smoke alarms, emergency lights, exit signs, grounding system as per NEC 2017, install complete fire alarm system with low frequency sound in all sleeping areas(living rms and bedrooms) tamper switch and flow switch. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"land","p":102000},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"552207","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"BRAHIM IGHLADEN","legalName":"BRAHIM IGHLADEN","address":"3616 HAVERFORD AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2012-01-12","latestIssueDate":"2015-08-01","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"552316","type":"Vendor - Special Vending","status":"Closed","businessName":"BRAHIM IGHLADEN","legalName":"BRAHIM IGHLADEN","address":"3616 HAVERFORD AVE","revenueCode":"3289","rentalCategory":null,"units":null,"issuedDate":"2012-01-13","latestIssueDate":"2015-04-01","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"552318","type":"Vendor - Motor Vehicle Sales","status":"Inactive","businessName":"BRAHIM IGHLADEN","legalName":"BRAHIM IGHLADEN","address":"3616 HAVERFORD AVE","revenueCode":"3279","rentalCategory":null,"units":null,"issuedDate":"2012-01-13","latestIssueDate":"2015-04-01","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"870270","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"BRAHIM IGHLADEN","legalName":"BRAHIM IGHLADEN","address":"3616 HAVERFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-06-07","latestIssueDate":"2021-06-07","expirationDate":"2022-06-06","inactiveDate":null},{"number":"898645","type":"Rental","status":"Active","businessName":"Casablanca Investors LLC","legalName":"Casablanca Investors LLC","address":"3616 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-06-16","latestIssueDate":"2026-05-08","expirationDate":"2027-06-15","inactiveDate":null}],"licenseActivity":[{"number":"898645","type":"Rental","businessName":"Casablanca Investors LLC","legalName":"Casablanca Investors LLC","issuedDate":"2022-06-16","latestIssueDate":"2026-05-08","closureDate":null,"expirationDate":"2027-06-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"870270","type":"Vacant Residential Property / Lot","businessName":"BRAHIM IGHLADEN","legalName":"BRAHIM IGHLADEN","issuedDate":"2021-06-07","latestIssueDate":"2021-06-07","closureDate":"2022-06-06","expirationDate":"2022-06-06","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"552318","type":"Vendor - Motor Vehicle Sales","businessName":"BRAHIM IGHLADEN","legalName":"BRAHIM IGHLADEN","issuedDate":"2012-01-13","latestIssueDate":"2015-04-01","closureDate":"2016-02-29","expirationDate":"2015-12-31","inactiveDate":"2016-02-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"552316","type":"Vendor - Special Vending","businessName":"BRAHIM IGHLADEN","legalName":"BRAHIM IGHLADEN","issuedDate":"2012-01-13","latestIssueDate":"2015-04-01","closureDate":"2016-02-29","expirationDate":"2015-12-31","inactiveDate":"2016-02-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"552207","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"BRAHIM IGHLADEN","legalName":"BRAHIM IGHLADEN","issuedDate":"2012-01-12","latestIssueDate":"2015-08-01","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":3,"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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1218 N WOODBINE AVE, PENN VALLEY PA, 19072).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 20, 2022.","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 Estab, Retail Non-Permanent Location (Annual) #552207: Inactive since Jun 29, 2016; Vendor - Special Vending #552316: Closed since Feb 29, 2016; Vendor - Motor Vehicle Sales #552318: Inactive since Feb 29, 2016; Vacant Residential Property / Lot #870270: Closed","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 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Apr 21, 2027; Fire Alarm Certification: Certified through Mar 11, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}