{"asOf":"2026-07-24T03:00:31.441Z","block":"700-799 SNYDER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-snyder-ave","address":"748 SNYDER AVE","parcelNumber":"871177750","source":"https://property.phila.gov/?p=871177750","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":true,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"WOODLAND FEDERAL REALTY LLC","coOwner":null,"marketValue":327600,"landAssessment":65500,"improvementAssessment":262100,"livableArea":2445,"yearBuilt":1925,"lastSale":{"price":1,"date":"2022-03-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"2070857","date":"2009-04-07","code":"14-1704/30","title":"CONDITION OF PERMIT 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LICENSE\n","status":"CLOSED","resolutionDate":"2024-09-23","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-080348","date":"2024-09-23","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2025-01-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"195743","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-04-07","completedDate":"2011-09-12","violations":[{"number":"2070857","date":"2009-04-07","code":"14-1704/30","title":"CONDITION OF PERMIT VIOLATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-012553","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-24","completedDate":"2024-09-23","violations":[{"number":"VI-2021-009642","date":"2021-02-22","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2024-09-23","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-009643","date":"2021-02-22","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2024-09-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-009644","date":"2021-02-22","code":"10-723(2)","title":"FAIL OBTAIN LICENSE\n","status":"CLOSED","resolutionDate":"2024-09-23","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-009641","date":"2021-02-22","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2024-09-23","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-009645","date":"2021-02-24","code":"10-723(2)","title":"FAIL OBTAIN LICENSE\n","status":"CLOSED","resolutionDate":"2024-09-23","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2024-104808","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-23","completedDate":"2025-01-28","violations":[{"number":"VI-2024-080348","date":"2024-09-23","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2025-01-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2021,"n":5,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"195743","date":"2009-04-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"195743","date":"2009-06-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"195743","date":"2009-06-09","type":"BC INSP","status":"CLOSED"},{"caseNumber":"195743","date":"2009-07-23","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"195743","date":"2011-03-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"195743","date":"2011-05-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"195743","date":"2011-09-02","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-012553","date":"2021-02-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-012553","date":"2021-06-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-012553","date":"2024-09-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-104808","date":"2024-09-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-104808","date":"2025-01-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2011,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92289541759513,"lng":-75.15965655554172,"geom":{"type":"Polygon","coordinates":[[[-75.159701063,39.922815167],[-75.159665388,39.922981653],[-75.159611463,39.922974873],[-75.159648665,39.922808421],[-75.159701063,39.922815167]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-016797","type":"Fire Alarm Certification","inspectionDate":"2024-05-17","result":"Certified","expirationDate":"2025-05-17","buildingId":"1445147"},{"number":"BC-2025-014102","type":"Fire Alarm Certification","inspectionDate":"2025-04-17","result":"Certified","expirationDate":"2026-04-17","buildingId":"1445147"},{"number":"BC-2026-011891","type":"Fire Alarm Certification","inspectionDate":"2026-03-27","result":"Certified","expirationDate":"2027-03-27","buildingId":"1445147"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":945,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"6314 DICKS AVENUE, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A CHECK CASHING AGENCY AS PART OF AN EXISTING MULTI-SERVICE AGENCY AND FOR THE ERECTION OF TWO (2) ACCESSORY FLATWALL SIGNS ALL ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING THREE (3) FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Denied","date":"2011-04-27","number":"14353","relatedPermit":"315624"},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-004027","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":139100,"taxable":139100,"land":18900,"improvement":120200,"taxableLand":18900,"taxableImprovement":120200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":139100,"taxable":139100,"land":18900,"improvement":120200,"taxableLand":18900,"taxableImprovement":120200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":247200,"taxable":247200,"land":49440,"improvement":197760,"taxableLand":49440,"taxableImprovement":197760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":254600,"taxable":254600,"land":50920,"improvement":203680,"taxableLand":50920,"taxableImprovement":203680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":257100,"taxable":257100,"land":51420,"improvement":205680,"taxableLand":51420,"taxableImprovement":205680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":257100,"taxable":257100,"land":51420,"improvement":205680,"taxableLand":51420,"taxableImprovement":205680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":257100,"taxable":257100,"land":51420,"improvement":205680,"taxableLand":51420,"taxableImprovement":205680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":285300,"taxable":285300,"land":57060,"improvement":228240,"taxableLand":57060,"taxableImprovement":228240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":285300,"taxable":285300,"land":57060,"improvement":228240,"taxableLand":57060,"taxableImprovement":228240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":307200,"taxable":307200,"land":61440,"improvement":245760,"taxableLand":61440,"taxableImprovement":245760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":307200,"taxable":307200,"land":61440,"improvement":245760,"taxableLand":61440,"taxableImprovement":245760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":327600,"taxable":327600,"land":65500,"improvement":262100,"taxableLand":65500,"taxableImprovement":262100,"exemptLand":0,"exemptImprovement":0}],"taxNow":4300,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"188730","date":"2008-11-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-11-18","scope":"USE CHANGE TO TAX PREPARING, NOTORY SERVICE,MONEY ORDERS AND MONEY TRANSACTION."},{"number":"341390","date":"2011-06-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-06-15","scope":"ERECTION OF A NEW SIGN"},{"number":"813593","date":"2017-09-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-15","scope":"REPLACE CURB TRAP AND FRESH AIR INLET AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"ZP-2020-007001","date":"2020-10-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"L&I violation"},{"y":2011,"k":"appeal","w":"Appeal denied"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"487764","type":"Rental","status":"Inactive","businessName":"WOODLAND FEDERAL REALTY","legalName":"WOODLAND FEDERAL REALTY","address":"748 SNYDER AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2009-11-13","latestIssueDate":"2021-03-17","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"0965469","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"SNYDER CONVENIENCE INC","legalName":"SNYDER CONVENIENCE INC ","address":"748 SNYDER AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2024-11-13","latestIssueDate":"2025-10-23","expirationDate":"2026-11-12","inactiveDate":null}],"licenseActivity":[{"number":"0965469","type":"Food Establishment, Retail Permanent Location","businessName":"SNYDER CONVENIENCE INC","legalName":"SNYDER CONVENIENCE INC ","issuedDate":"2024-11-13","latestIssueDate":"2025-10-23","closureDate":null,"expirationDate":"2026-11-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"487764","type":"Rental","businessName":"WOODLAND FEDERAL REALTY","legalName":"WOODLAND FEDERAL REALTY","issuedDate":"2009-11-13","latestIssueDate":"2021-03-17","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #14353: CLOSED · Denied; related permit 315624. Use permit #188730: COMPLETED. 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 28, 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":"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.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 27, 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/"}]}