{"asOf":"2026-07-26T05:42:53.894Z","block":"6300-6399 RISING SUN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6300-6399-rising-sun-ave","address":"6351-53 RISING SUN AVE","parcelNumber":"871165900","source":"https://property.phila.gov/?p=871165900","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y30","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 2 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"GARCIA FRANCISCO","coOwner":null,"marketValue":327900,"landAssessment":65580,"improvementAssessment":262320,"livableArea":3644,"yearBuilt":1950,"lastSale":{"price":315000,"date":"2019-07-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"5202199","date":"2019-08-27","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-005199","date":"2023-01-25","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2024-05-22","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"703909","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2019-08-28","completedDate":"2019-12-10","violations":[{"number":"5202199","date":"2019-08-27","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-005304","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-20","completedDate":"2024-05-22","violations":[{"number":"VI-2023-005199","date":"2023-01-25","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2024-05-22","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2019,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"51852","date":"2006-02-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"67119","date":"2006-02-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"51852","date":"2006-07-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"703909","date":"2019-08-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"703909","date":"2019-10-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"703909","date":"2019-12-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2023-005304","date":"2023-01-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-005304","date":"2023-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-005304","date":"2024-05-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":2},{"y":2019,"fails":2,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.049357142255914,"lng":-75.09550377541653,"geom":{"type":"Polygon","coordinates":[[[-75.095581942,40.049455298],[-75.095358023,40.049330251],[-75.095427842,40.049258544],[-75.095649609,40.049385783],[-75.095581942,40.049455298]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":null,"lotArea":2606,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6351-53 RISING SUN AVE, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":289400,"taxable":289400,"land":26100,"improvement":263300,"taxableLand":26100,"taxableImprovement":263300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":289400,"taxable":289400,"land":26100,"improvement":263300,"taxableLand":26100,"taxableImprovement":263300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":289400,"taxable":289400,"land":57900,"improvement":231500,"taxableLand":57900,"taxableImprovement":231500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":251800,"taxable":251800,"land":50360,"improvement":201440,"taxableLand":50360,"taxableImprovement":201440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":254300,"taxable":254300,"land":50860,"improvement":203440,"taxableLand":50860,"taxableImprovement":203440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":254300,"taxable":254300,"land":50860,"improvement":203440,"taxableLand":50860,"taxableImprovement":203440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":254300,"taxable":254300,"land":50860,"improvement":203440,"taxableLand":50860,"taxableImprovement":203440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":226500,"taxable":226500,"land":45300,"improvement":181200,"taxableLand":45300,"taxableImprovement":181200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":226500,"taxable":226500,"land":45300,"improvement":181200,"taxableLand":45300,"taxableImprovement":181200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":276900,"taxable":276900,"land":55380,"improvement":221520,"taxableLand":55380,"taxableImprovement":221520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":276900,"taxable":276900,"land":55380,"improvement":221520,"taxableLand":55380,"taxableImprovement":221520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":327900,"taxable":327900,"land":65580,"improvement":262320,"taxableLand":65580,"taxableImprovement":262320,"exemptLand":0,"exemptImprovement":0}],"taxNow":3876,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1019527","date":"2019-10-17","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-10","scope":"EXTERIOR WALL COVERING - INSTALL STUCCO. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)."},{"number":"ZP-2020-009519","date":"2021-02-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Residential - Household Living - Two-Family"},{"number":"AP-2021-005301","date":"2021-06-23","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR THE CERTIFICATE OF OCCUPANCY TO AN PRE-EXISTING MERCANTILE OCCUPANCY AT THE GROUND FLOOR LEVEL. (IEBC 2018--CERTIFICATE NOT REGISTERED) **SEPARATE PERMIT TO BE REQUIRED FOR INSTALLATION OF KITCHEN EXHAUST HOOD AND KITCHEN FIRE SUPPRESSION SYSTEM.**"},{"number":"CP-2022-002814","date":"2022-08-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-08-17","scope":"FOR THE CONSTRUCTION/ALTERATIONS TO PREVIOULY APPROVED RETAIL SALES--FOOD, BEVERAGES & GROCERIES STORE AT THE GROUND FLOOR LEVEL AND TWO-FAMILY DWELLING ON 2ND FLOOR. AS PER PLANS. *******SEPARATE PERMIT TO BE REQUIRED FOR INSTALLATION OF KITCHEN EXHAUST HOOD AND KITCHEN FIRE SUPPRESSION SYSTEM.*******"},{"number":"MP-2022-004305","date":"2022-09-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-22","scope":"FOR THE INSTALLATION OF ONE (1) TYPE I KITCHEN HOOD, WITH EXHAUST AND MAKEUP AIR FAN, ALL WITHIN PROPERTY LINES, AS PER APPROVED PLANS."},{"number":"FP-2022-002438","date":"2022-09-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-12-22","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. Kitchen suppression system"},{"number":"PP-2023-008986","date":"2023-10-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-08-17","scope":"1- 3 COMPARTMENT SINK 1- PREP SINK, 1-HAND SINK, 1- FLOOR SINK, 1- FLOOR DRAIN, 1- GREASE INTERCEPTOR"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"Alteration"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"266228","type":"Rental","status":"Inactive","businessName":"NICHOLAS_&DONNA SANTILLI ETAL (R & R MEAT MARKET)","legalName":"NICHOLAS_&DONNA SANTILLI ETAL","address":"6351-53 RISING SUN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-06-07","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"337974","type":"Food Preparing and Serving","status":"Inactive","businessName":"C&R QUALITY MEATS & GROCERY INC","legalName":"C&R QUALITY MEATS & GROCERY INC","address":"6351-53 RISING SUN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-09-21","latestIssueDate":"2012-05-16","expirationDate":"2013-04-30","inactiveDate":null},{"number":"342455","type":"Rental","status":"Closed","businessName":"GOOD FORTUNE GROUP INC","legalName":"GOOD FORTUNE GROUP INC                            ","address":"6351-53 RISING SUN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-10-25","latestIssueDate":"2008-03-25","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"583819","type":"Food Establishment, Retail Permanent Location","status":"Closed","businessName":"Y&R QUALITY MEATS & GROCERY INC","legalName":"Y&R QUALITY MEATS & GROCERY INC","address":"6351-53 RISING SUN AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2013-02-06","latestIssueDate":"2015-04-25","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"672868","type":"Food Preparing and Serving","status":"Active","businessName":"Y&R QUALITY MEATS & GROCERY INC","legalName":"Y&R QUALITY MEATS & GROCERY INC","address":"6351-53 RISING SUN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-07-31","latestIssueDate":"2026-03-26","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"672868","type":"Food Preparing and Serving","businessName":"Y&R QUALITY MEATS & GROCERY INC","legalName":"Y&R QUALITY MEATS & GROCERY INC","issuedDate":"2015-07-31","latestIssueDate":"2026-03-26","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"583819","type":"Food Establishment, Retail Permanent Location","businessName":"Y&R QUALITY MEATS & GROCERY INC","legalName":"Y&R QUALITY MEATS & GROCERY INC","issuedDate":"2013-02-06","latestIssueDate":"2015-04-25","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"342455","type":"Rental","businessName":"GOOD FORTUNE GROUP INC","legalName":"GOOD FORTUNE GROUP INC                            ","issuedDate":"2005-10-25","latestIssueDate":"2008-03-25","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false},{"number":"337974","type":"Food Preparing and Serving","businessName":"C&R QUALITY MEATS & GROCERY INC","legalName":"C&R QUALITY MEATS & GROCERY INC","issuedDate":"2005-09-21","latestIssueDate":"2012-05-16","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"266228","type":"Rental","businessName":"NICHOLAS_&DONNA SANTILLI ETAL (R & R MEAT MARKET)","legalName":"NICHOLAS_&DONNA SANTILLI ETAL","issuedDate":"2004-06-07","latestIssueDate":"2005-04-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: AP-2021-005301 (Issued), CP-2022-002814 (Expired), PP-2023-008986 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"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":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 22, 2024.","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":"3 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":"Food Preparing and Serving #337974: Inactive; Food Establishment, Retail Permanent Location #583819: Closed since Jun 29, 2016","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":"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 2 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/"}]}