{"asOf":"2026-07-25T00:26:16.104Z","block":"1500-1599 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-cecil-b-moore-ave","address":"1537 CECIL B MOORE AVE","parcelNumber":"871000553","source":"https://property.phila.gov/?p=871000553","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"GARGOS WEBB LLC","coOwner":null,"marketValue":888000,"landAssessment":888000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":86000,"date":"2019-04-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-020434","date":"2025-04-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020430","date":"2025-04-09","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020432","date":"2025-04-09","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-018752","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-18","completedDate":"2025-07-08","violations":[{"number":"VI-2025-020434","date":"2025-04-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020430","date":"2025-04-09","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-020432","date":"2025-04-09","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2025-018752","date":"2025-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018752","date":"2025-05-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018752","date":"2025-07-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9792940174385,"lng":-75.16089628428983,"geom":{"type":"Polygon","coordinates":[[[-75.160836295,39.979421787],[-75.160892421,39.979158157],[-75.160956415,39.979166338],[-75.16089988,39.979430251],[-75.160836295,39.979421787]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-015799","type":"Fire Alarm Certification","inspectionDate":"2025-06-11","result":"Certified","expirationDate":"2026-06-11","buildingId":"3000096"},{"number":"BC-2026-016906","type":"Fire Alarm Certification","inspectionDate":"2026-06-12","result":"Certified","expirationDate":"2027-06-12","buildingId":"3000096"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1746,"zoning":"CMX2.5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1527 CECIL B MOORE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"PERMIT FOR THE USE OF TAKE-OUT RESTAURANT WITH WALK-UP WINDOW AT THE FIRST FLOOR WITH THE PREVIOUSLY APPROVED MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING ABOVE IN AN ATTACHED BUILDING.","status":"Completed","outcome":"Granted","date":"2021-12-30","number":"ZP-2021-007986","relatedPermit":"ZP-2021-007986"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":326700,"taxable":326700,"land":326700,"improvement":0,"taxableLand":326700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":888000,"taxable":888000,"land":888000,"improvement":0,"taxableLand":888000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":4573,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1007807","date":"2019-11-01","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-29","scope":"FOR THE ERECTION OF AN ATTACHED FOUR(4)-STORY STRUCTURE OF TYPE VA CONSTRUCTION. THE STRUCTURE INCLUDES A CELLAR AND A ROOF DECK WITH TWO ROOF ACCESS STRUCTURES. FOR MIXED USE WITH COMMERIAL SPACE AND THREE (3) RESEIDENTIAL UNIT BUILDING ON VACANT LOT. ALL WORK AS PER PLANS."},{"number":"1054091-RI","date":"2020-03-02","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-07-07","scope":"INSTALL AUTO WET SPRINKLER THROUGHOUT PER NFPA 13."},{"number":"1047313","date":"2020-03-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-10-07","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE 4 HEAT PUMPS, AIR HANDLING UNITS, DIFFUSERS/REGISTERS/GRILLES, AND ASSOCIATED DUCTWORK. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1047484","date":"2020-03-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-20","scope":"INSTALL 400AMP 120/240V SINGLE PHASE MAIN SERVICE-INSTALL 5 GANAG METER MODULE. INSTALL ALL WIRING THROUGHOUT MIXED USE BUILDING 3 APTS, 1 COMMERCIAL SPACE, 1 HOUSE PANEL PER 2017 NEC. INSTALL FIRE ALARM SYSTEM THROUGHOUT PER NFPA 72 (NORTH DIST) INSTALL FIRE ALARM SYSTEM THROUGHOUT PER 2017 NEC & 2016 NFPA 72 (NORTH DIST)"},{"number":"PP-2020-002828","date":"2020-06-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-29","scope":"INSTALLATION OF WASTE AND WATER LINES TO 10 WATER CLOSETS, 13 LAVS, 9 SHOWERS, 3 KITCHEN SINKS, 3 LAUNDRY BOXES, 1 SUMP PUMP, AND 4 HOT WATER HEATERS"},{"number":"1054091","date":"2020-07-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-10-07","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2-1/2\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2020-006437","date":"2020-08-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-08-21","scope":"EXTERIOR INSTALLATION OF CURB TRAPS(2): STORM AND SANITARY, FRESH AIR INLETS(2), HOUSE DRAINS(2), 1\" WATER SERVIC(1), AND REAR AREA DRAIN PPC 2018"},{"number":"ZP-2021-007986","date":"2021-12-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant; Residential - Household Living - Multi-Family"},{"number":"EP-2022-004483","date":"2022-05-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-23","scope":"add 2 lines and outlets for refrigerators and add 2 lines and outlets for freezers. Add line for milk shake unit, ice cream maker and dip machines. Replace 6 hi hats fixtures. (Fishing all work) as per 2017 nec"},{"number":"CP-2022-002634","date":"2022-09-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-11","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO FIT-OUT GROUND FLOOR AND BASEMENT COMMERCIAL SPACE AS A TAKE-OUT RESTAURANT AS PER APPROVED PLANS. BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"PP-2022-011381","date":"2022-09-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-11","scope":"Plumbing Permit (Interior) for combo CP-2022-002634"},{"number":"ZP-2022-010931","date":"2022-10-15","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-02-06","scope":"FOR THE ERECTION OF AN ACCESSORY AWNING NON-ILLUMINATED AWNING SIGN. SIZE AND LOCATION PER PLAN."},{"number":"PP-2022-015775","date":"2022-11-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-06","scope":"Installation of 1in backflow rpz"},{"number":"GP-2022-010422","date":"2023-01-03","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-02-06","scope":"FOR THE CONSTRUCTION OF AN ACCESSORY AWNING NON-ILLUMINATED AWNING SIGN. FOR USE AS PREVIOUSLY APPROVED. AS PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"0980828","type":"Food Preparing and Serving","status":"Active","businessName":"DEMETRIOS KARALIS (TWIST CREAMERY)","legalName":"DEMETRIOS KARALIS","address":"1537 CECIL B MOORE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-06-05","latestIssueDate":"2026-04-23","expirationDate":"2027-06-04","inactiveDate":null}],"licenseActivity":[{"number":"0980828","type":"Food Preparing and Serving","businessName":"DEMETRIOS KARALIS (TWIST CREAMERY)","legalName":"DEMETRIOS KARALIS","issuedDate":"2025-06-05","latestIssueDate":"2026-04-23","closureDate":null,"expirationDate":"2027-06-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 172% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $326,700 to $888,000","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-2021-007986: Completed · Granted; related permit ZP-2021-007986.","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 12, 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/"}]}