{"asOf":"2026-07-26T17:07:42.341Z","block":"100-199 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-girard-ave","address":"161 W GIRARD AVE","parcelNumber":"871029200","source":"https://property.phila.gov/?p=871029200","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"SAIDI MIRWAIS","coOwner":"SAIDI SHARARA","marketValue":844800,"landAssessment":168900,"improvementAssessment":675900,"livableArea":3840,"yearBuilt":1915,"lastSale":{"price":24000,"date":"2013-06-14T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"90097","date":"2006-11-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"136479","date":"2007-11-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"90097","date":"2007-11-30","type":"BC INSP","status":"CLOSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96952845764316,"lng":-75.13833675557336,"geom":{"type":"Polygon","coordinates":[[[-75.138284491,39.969635381],[-75.138332544,39.969413825],[-75.138389527,39.969424777],[-75.138340152,39.969642596],[-75.138284491,39.969635381]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-032454","type":"Special Hazards Certification","inspectionDate":"2024-12-06","result":"Certified","expirationDate":"2025-12-06","buildingId":"1042841"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1280,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"161 W GIRARD AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":130600,"taxable":110500,"land":19200,"improvement":111400,"taxableLand":19200,"taxableImprovement":91300,"exemptLand":0,"exemptImprovement":20100},{"y":2017,"v":130600,"taxable":110500,"land":19200,"improvement":111400,"taxableLand":19200,"taxableImprovement":91300,"exemptLand":0,"exemptImprovement":20100},{"y":2018,"v":498300,"taxable":478200,"land":99660,"improvement":398640,"taxableLand":99660,"taxableImprovement":378540,"exemptLand":0,"exemptImprovement":20100},{"y":2019,"v":513200,"taxable":486400,"land":102640,"improvement":410560,"taxableLand":102640,"taxableImprovement":383760,"exemptLand":0,"exemptImprovement":26800},{"y":2020,"v":518300,"taxable":491500,"land":103660,"improvement":414640,"taxableLand":103660,"taxableImprovement":387840,"exemptLand":0,"exemptImprovement":26800},{"y":2021,"v":518300,"taxable":491500,"land":103660,"improvement":414640,"taxableLand":103660,"taxableImprovement":387840,"exemptLand":0,"exemptImprovement":26800},{"y":2022,"v":518300,"taxable":491500,"land":103660,"improvement":414640,"taxableLand":103660,"taxableImprovement":387840,"exemptLand":0,"exemptImprovement":26800},{"y":2023,"v":636500,"taxable":603593,"land":127300,"improvement":509200,"taxableLand":127300,"taxableImprovement":476293,"exemptLand":0,"exemptImprovement":32907},{"y":2024,"v":636500,"taxable":603592.95,"land":127300,"improvement":509200,"taxableLand":127300,"taxableImprovement":476292.95,"exemptLand":0,"exemptImprovement":32907.05},{"y":2025,"v":693100,"taxable":657266.73,"land":138620,"improvement":554480,"taxableLand":138620,"taxableImprovement":518646.73,"exemptLand":0,"exemptImprovement":35833.27},{"y":2026,"v":693100,"taxable":657266.73,"land":138620,"improvement":554480,"taxableLand":138620,"taxableImprovement":518646.73,"exemptLand":0,"exemptImprovement":35833.27},{"y":2027,"v":844800,"taxable":801123.84,"land":168900,"improvement":675900,"taxableLand":168900,"taxableImprovement":632223.84,"exemptLand":0,"exemptImprovement":43676.16}],"taxNow":9200,"familyHeld":true,"lastTransferNominal":false,"permits":[{"number":"161356","date":"2008-07-23","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2009-03-26","scope":"LEGALIZATION OF PRIOR CONSTRUCTED 3RD FLOOR ADDITION, PENTHOUSE STAIRS AND ROOF DECK, AS PER PLANS"},{"number":"193481","date":"2008-12-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL (5) GFI OUTLETS, (20) 120 VOLT OUTLETS, (10) SWITCHES, (6) HI-HATS, (2) LIGHTS, (1) FAN, AS PER 2005 NEC (CC DIST)"},{"number":"828699","date":"2017-12-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-02-07","scope":"FURNISH AND INSTALL TYPE I COMMERCIAL KITCHEN EXHAUST UL710 HOOD DUCTWORK, EXHAUST AND MUA AS PER PLAN."},{"number":"836086","date":"2017-12-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-02-07","scope":"INSTALL 1-3GALLON ANSUL R102 SYSTEM PER UL300-EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"ZP-2026-000588","date":"2026-02-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2026-000265","date":"2026-02-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Review","completedDate":null,"scope":"FOR THE LEVEL II INTERIOR ALTERATIONS AND CHANGE OF OCCUPANCY AT THE SECOND FLOOR TO RESTAURANT (B OCCUPANCY) PER APPROVED PLANS. 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."},{"number":"FP-2026-000652","date":"2026-04-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install new fire suppression system for commercial kitchen, for existing system installed under MP 828699."}],"storyTag":"Improved","storyDelta":-0.91,"timeline":[{"y":2004,"k":"sale","p":260000},{"y":2005,"k":"sale","p":27500},{"y":2006,"k":"insp","w":"Inspection failed"},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2008,"k":"permit","w":"Addition"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2013,"k":"sale","p":24000},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"199791","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"AHMET ZEKA (T/A ZEKAS)","legalName":"AHMET ZEKA","address":"161 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2003-06-12","latestIssueDate":"2003-06-12","expirationDate":"2004-04-30","inactiveDate":null},{"number":"401442","type":"Food Preparing and Serving","status":"Inactive","businessName":"MOTTO MIO,LLC (MODO MIO)","legalName":"MOTTO MIO,LLC","address":"161 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-03-01","latestIssueDate":"2016-06-25","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"766807","type":"Food Preparing and Serving","status":"Inactive","businessName":"Humans & Resources LLC (Cadence Restaurant)","legalName":"Humans & Resources LLC","address":"161 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-02-22","latestIssueDate":"2021-01-15","expirationDate":"2022-02-21","inactiveDate":"2022-04-22"},{"number":"843486","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"Humans & Resources LLC (Cadence Restaurant)","legalName":"Humans & Resources LLC","address":"161 W GIRARD AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-06-16","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-02-28"},{"number":"880513","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Primary Vegan Philly, LLC (Primary Plant Based)","legalName":"Primary Vegan Philly, LLC","address":"161 W GIRARD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-10-28","latestIssueDate":"2023-10-09","expirationDate":"2024-10-27","inactiveDate":"2024-12-26"},{"number":"0984962","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"EMMETT43 LLC (Emmett)","legalName":"EMMETT43 LLC","address":"161 W GIRARD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-07-29","latestIssueDate":"2026-07-09","expirationDate":"2027-07-28","inactiveDate":null}],"licenseActivity":[{"number":"0984962","type":"Food Preparing and Serving (30+ SEATS)","businessName":"EMMETT43 LLC (Emmett)","legalName":"EMMETT43 LLC","issuedDate":"2025-07-29","latestIssueDate":"2026-07-09","closureDate":null,"expirationDate":"2027-07-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"880513","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Primary Vegan Philly, LLC (Primary Plant Based)","legalName":"Primary Vegan Philly, LLC","issuedDate":"2021-10-28","latestIssueDate":"2023-10-09","closureDate":"2024-12-26","expirationDate":"2024-10-27","inactiveDate":"2024-12-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"843486","type":"Sidewalk Cafe (Temporary)","businessName":"Humans & Resources LLC (Cadence Restaurant)","legalName":"Humans & Resources LLC","issuedDate":"2020-06-16","latestIssueDate":"2021-12-18","closureDate":"2023-02-28","expirationDate":"2022-12-31","inactiveDate":"2023-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"766807","type":"Food Preparing and Serving","businessName":"Humans & Resources LLC (Cadence Restaurant)","legalName":"Humans & Resources LLC","issuedDate":"2018-02-22","latestIssueDate":"2021-01-15","closureDate":"2022-04-22","expirationDate":"2022-02-21","inactiveDate":"2022-04-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"401442","type":"Food Preparing and Serving","businessName":"MOTTO MIO,LLC (MODO MIO)","legalName":"MOTTO MIO,LLC","issuedDate":"2007-03-01","latestIssueDate":"2016-06-25","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199791","type":"Food Establishment, Retail Permanent Location","businessName":"AHMET ZEKA (T/A ZEKAS)","legalName":"AHMET ZEKA","issuedDate":"2003-06-12","latestIssueDate":"2003-06-12","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["3 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: CP-2026-000265 (Amendment Review), FP-2026-000652 (Issued).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Dec 6, 2025","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-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":"1 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was CLOSED on Nov 30, 2007.","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 Establishment, Retail Permanent Location #199791: Inactive; Food Preparing and Serving #401442: Inactive since Jun 29, 2017; Food Preparing and Serving #766807: Inactive since Apr 22, 2022; Sidewalk Cafe (Temporary) #843486: Inactive since Feb 28, 2023","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"}],"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/"}]}