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18974","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":128500,"taxable":128500,"land":27100,"improvement":101400,"taxableLand":27100,"taxableImprovement":101400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":128500,"taxable":128500,"land":27100,"improvement":101400,"taxableLand":27100,"taxableImprovement":101400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":106800,"taxable":106800,"land":21400,"improvement":85400,"taxableLand":21400,"taxableImprovement":85400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":110000,"taxable":110000,"land":22041,"improvement":87959,"taxableLand":22041,"taxableImprovement":87959,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":111100,"taxable":111100,"land":22261,"improvement":88839,"taxableLand":22261,"taxableImprovement":88839,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":111100,"taxable":111100,"land":22261,"improvement":88839,"taxableLand":22261,"taxableImprovement":88839,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":111100,"taxable":111100,"land":22261,"improvement":88839,"taxableLand":22261,"taxableImprovement":88839,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":130200,"taxable":130200,"land":26040,"improvement":104160,"taxableLand":26040,"taxableImprovement":104160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":130200,"taxable":130200,"land":26040,"improvement":104160,"taxableLand":26040,"taxableImprovement":104160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":171000,"taxable":171000,"land":34200,"improvement":136800,"taxableLand":34200,"taxableImprovement":136800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":171000,"taxable":171000,"land":34200,"improvement":136800,"taxableLand":34200,"taxableImprovement":136800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":240100,"taxable":240100,"land":48020,"improvement":192080,"taxableLand":48020,"taxableImprovement":192080,"exemptLand":0,"exemptImprovement":0}],"taxNow":2394,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"52215","date":"2007-03-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"5\" CURB TRAP/ 4\" FAI, 4\" SOIL LINE TO FRONT WALL OF BLDG"},{"number":"61761","date":"2007-03-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-09","scope":"REPLACE CURB TRAP AND FRESH AIR INLET"},{"number":"191973","date":"2008-12-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-12-15","scope":"REPLACE LATERAL"},{"number":"MP-2021-003335","date":"2021-06-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-16","scope":"FOR THE INSTALLATION OF ONE (1) 10'-0\" COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A SIDE WALL MOUNTED MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR FIRE SUPPRESSION SYSTEM."},{"number":"FP-2021-002046","date":"2021-08-02","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-18","scope":"EZ STANDARD 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 UL 300 fire system for Mechanical Hood (MP-2021-003335)"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2008,"k":"sale","p":95000},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2010,"k":"viol","w":"3 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"viol","w":"9 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 3 failed, 4 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"10 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":true,"licenses":[{"number":"205464","type":"Food Preparing and Serving","status":"Inactive","businessName":"RAMON TORRES","legalName":"RAMON TORRES","address":"4428 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2001-03-19","latestIssueDate":"2001-03-19","expirationDate":"2002-04-30","inactiveDate":null},{"number":"281894","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BOGUSLAW STELMACH (INTERNATIONAL REST BUFFET UNL)","legalName":"BOGUSLAW STELMACH","address":"4428 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-05-14","latestIssueDate":"2003-05-14","expirationDate":"2010-07-31","inactiveDate":null},{"number":"254929","type":"Rental","status":"Inactive","businessName":"BOGUSLAW STELMACH","legalName":"BOGUSLAW STELMACH","address":"4428 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-04-26","latestIssueDate":"2008-02-26","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"207823","type":"Food Preparing and Serving","status":"Inactive","businessName":"BOGUSLAW STELMACH (INTERNATIONAL REST BUFFET UNL)","legalName":"BOGUSLAW STELMACH","address":"4428 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-28","latestIssueDate":"2005-06-20","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"336207","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHORE THING SEAFOOD","legalName":"SHORE THING SEAFOOD","address":"4428 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-09-09","latestIssueDate":"2005-09-09","expirationDate":"2006-04-30","inactiveDate":"2006-11-06"},{"number":"336209","type":"Dumpster License - Private Property","status":"Inactive","businessName":"SHORE THING SEAFOOD","legalName":"SHORE THING SEAFOOD","address":"4428 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-09-09","latestIssueDate":"2005-09-09","expirationDate":"2010-07-31","inactiveDate":"2010-11-16"},{"number":"390413","type":"Food Preparing and Serving","status":"Inactive","businessName":"DARRELL CHOATES (KENNYS & DARRELLS SEA/SOULFOOD)","legalName":"DARRELL CHOATES","address":"4428 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-11-06","latestIssueDate":"2007-05-03","expirationDate":"2008-04-30","inactiveDate":"2009-08-03"},{"number":"443376","type":"Food Preparing and Serving","status":"Inactive","businessName":"BH & M ENTERPRISES INC (KENNYS SOUL & SEAFOOD)","legalName":"BH & M ENTERPRISES INC","address":"4428 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-04-29","latestIssueDate":"2009-08-03","expirationDate":"2010-04-30","inactiveDate":"2010-04-12"},{"number":"465651","type":"Rental","status":"Inactive","businessName":"FRANCISZEK STELMACH","legalName":"FRANCISZEK STELMACH","address":"4428 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2009-02-03","latestIssueDate":"2009-02-03","expirationDate":"2010-02-28","inactiveDate":"2010-01-06"},{"number":"491062","type":"Rental","status":"Active","businessName":"BOGUSLAW STELMACH","legalName":"BOGUSLAW STELMACH","address":"4428 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-01-06","latestIssueDate":"2026-04-13","expirationDate":"2027-02-28","inactiveDate":null},{"number":"532805","type":"Food Preparing and Serving","status":"Inactive","businessName":"THERICE DENBY","legalName":"THERICE DENBY","address":"4428 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-05-11","latestIssueDate":"2011-05-11","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"703523","type":"Food Preparing and Serving","status":"Inactive","businessName":"TONITO'S CATERING","legalName":"TONITO'S CATERING","address":"4428 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-06-01","latestIssueDate":"2017-06-02","expirationDate":"2018-05-31","inactiveDate":"2018-07-30"},{"number":"864476","type":"Food Preparing and Serving","status":"Inactive","businessName":"CECILE SCOTT (DELPHINE'S DISHES)","legalName":"CECILE SCOTT","address":"4428 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-03-25","latestIssueDate":"2024-03-25","expirationDate":"2025-03-24","inactiveDate":"2025-05-23"},{"number":"881871","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Philly Rico Pollo Inc","legalName":"Philly Rico Pollo Inc ","address":"4428 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-11-22","latestIssueDate":"2026-06-15","expirationDate":"2026-11-21","inactiveDate":null}],"licenseActivity":[{"number":"881871","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Philly Rico Pollo Inc","legalName":"Philly Rico Pollo Inc ","issuedDate":"2021-11-22","latestIssueDate":"2026-06-15","closureDate":null,"expirationDate":"2026-11-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"864476","type":"Food Preparing and Serving","businessName":"CECILE SCOTT (DELPHINE'S DISHES)","legalName":"CECILE SCOTT","issuedDate":"2021-03-25","latestIssueDate":"2024-03-25","closureDate":"2025-05-23","expirationDate":"2025-03-24","inactiveDate":"2025-05-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"703523","type":"Food Preparing and Serving","businessName":"TONITO'S CATERING","legalName":"TONITO'S CATERING","issuedDate":"2016-06-01","latestIssueDate":"2017-06-02","closureDate":"2018-07-30","expirationDate":"2018-05-31","inactiveDate":"2018-07-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"532805","type":"Food Preparing and Serving","businessName":"THERICE DENBY","legalName":"THERICE DENBY","issuedDate":"2011-05-11","latestIssueDate":"2011-05-11","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"465651","type":"Rental","businessName":"FRANCISZEK STELMACH","legalName":"FRANCISZEK STELMACH","issuedDate":"2009-02-03","latestIssueDate":"2009-02-03","closureDate":"2010-01-06","expirationDate":"2010-02-28","inactiveDate":"2010-01-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"443376","type":"Food Preparing and Serving","businessName":"BH & M ENTERPRISES INC (KENNYS SOUL & SEAFOOD)","legalName":"BH & M ENTERPRISES INC","issuedDate":"2008-04-29","latestIssueDate":"2009-08-03","closureDate":"2010-04-12","expirationDate":"2010-04-30","inactiveDate":"2010-04-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"390413","type":"Food Preparing and Serving","businessName":"DARRELL CHOATES (KENNYS & DARRELLS SEA/SOULFOOD)","legalName":"DARRELL CHOATES","issuedDate":"2006-11-06","latestIssueDate":"2007-05-03","closureDate":"2009-08-03","expirationDate":"2008-04-30","inactiveDate":"2009-08-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"336209","type":"Dumpster License - Private Property","businessName":"SHORE THING SEAFOOD","legalName":"SHORE THING SEAFOOD","issuedDate":"2005-09-09","latestIssueDate":"2005-09-09","closureDate":"2010-11-16","expirationDate":"2010-07-31","inactiveDate":"2010-11-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"336207","type":"Food Preparing and Serving","businessName":"SHORE THING SEAFOOD","legalName":"SHORE THING SEAFOOD","issuedDate":"2005-09-09","latestIssueDate":"2005-09-09","closureDate":"2006-11-06","expirationDate":"2006-04-30","inactiveDate":"2006-11-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207823","type":"Food Preparing and Serving","businessName":"BOGUSLAW STELMACH (INTERNATIONAL REST BUFFET UNL)","legalName":"BOGUSLAW STELMACH","issuedDate":"2004-05-28","latestIssueDate":"2005-06-20","closureDate":"2012-12-22","expirationDate":"2006-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"491062","type":"Rental","businessName":"BOGUSLAW STELMACH","legalName":"BOGUSLAW STELMACH","issuedDate":"2004-04-26","latestIssueDate":"2026-04-13","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"281894","type":"Dumpster License - Private Property","businessName":"BOGUSLAW STELMACH (INTERNATIONAL REST BUFFET UNL)","legalName":"BOGUSLAW STELMACH","issuedDate":"2003-05-14","latestIssueDate":"2003-05-14","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205464","type":"Food Preparing and Serving","businessName":"RAMON TORRES","legalName":"RAMON TORRES","issuedDate":"2001-03-19","latestIssueDate":"2001-03-19","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["9 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 40% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $171,000 to $240,100","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":"The history also contains “NEW USE OCCUPIED PRIOR TO 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":"violations","level":"attention","title":"9 open L&I violations","finding":"35 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (841 BOXWOOD CIR, WARMINSTER PA, 18974).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1935 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":"15 failed, 8 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 16, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #205464: Inactive; Dumpster License - Private Property #281894: Inactive; Food Preparing and Serving #207823: Inactive since Dec 22, 2012; Food Preparing and Serving #336207: Inactive since Nov 6, 2006","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Jul 23, 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/"}]}